I would start there and think of anything that I could do to stay in the house for a while as it sounds like you would be losing a bit of money with the other options. 

Value your time and money more.

My return is infinite as I do not have any money stuck in these.I like the fact that there are numerous ways to make money in real estate.   

I fund their deals 100% they make money I charge nothing up front I only make money when they make money we get paid the same day off of the HUDs..

Once to him and he stole the money and once to the sub to remove the lien.

Since moving into another fixer-upper isn’t ideal right now, consider leveraging your $40K for a low-money-down investment, like house hacking a small multifamily or using creative financing (seller financing, subject-to, or partnerships) to avoid tying up all your capital.

Hard Money loans have been the downfall of many new investors. 

Why would you place your money with an administrator?

My goal for 2025 is to complete 50+ transactions and collaborate with even more people in this community.If you’re a private money lender, investor, or fellow enthusiast feel free to reach out.

I have looked into hard money loans but they are all for investors.