100% of the deals I've done with Safeguard have had late payments and/or major issues. 

I sure learned a valuable lesson with Safeguard. 

You'll want to ask about their experience, read reviews, understand their availability, pricing, insurance / bonding, and how they safeguard their funds. 

Any specific contract clauses or safeguards I should include?

That means creating a clear budget, forecasting cash flow, and maintaining a detailed financial model that tracks both the current and future performance of your portfolio.Tax Optimization & Risk ManagementBeyond financial clarity, strategic tax planning and risk management are essential to safeguard and grow your real estate investments.

To safeguard yourself and your investments, it is crucial to conduct thorough research before engaging with any lending entity.

You'll want to look at their reviews, how they safeguard your funds, understand what their fees are, and how responsive they will be to your questions (do they work 9-5 only). 

Living in the Pacific Northwest, where the “Big One” could strike at any moment, I’ve been gradually selling off my portfolio to exit the market and safeguard my capital.

It separates your personal assets from your business, providing a safeguard if any legal issues arise related to tenants or the property.

Legal Structure – Would this be structured as a leaseback or seller financing with safeguards?