Balboa has rates in the teens.
Any of the A paper lenders should be able to do it.
Usually isn't a prepayment penalty, it is an early pay discount.

I can get him hard money to cover this when he closes or can also do it on the other properties but it has to make sense. He is going to pay fees on this and hard money will also have fees but the hard money rate is 7/8% a month interest only fixed for 10 years, then amortized 20. Around 10%.