So unless im prepared to lawyer up 3k just to try and get some of it back the answer "just walk away from your deposits, im trustworthy" doesnt work for me.I have prepaid for work from big names, Lowes installs etc.

Ditch the cheap shower surroundPlease don’t buy that cheap five-piece shower surround that you saw at Home Depot or Lowe’s.

Having trouble getting any quotes for a low value SFR (<100k), any leads appreciated

The one performing is retail strips Fund.Long term I anticipate that 2 of my three MF deals will still turn a decent return (not the heyday level returns, but still high single/low double average annual return).  

(Sidenote, cattle inventory in the US is at an all-time low and now we are shutting down imports from the south because of a parasite "new world screwworm") - so I guess my steaks are going to go up no matter what. 

You've earned $132,000 more by splitting your money and leveraging it.Since I've been searching for more deals I have seen one or two that might actually cash flow decently but most seem to be at break even assuming normal expenses, vacancies, etc.I'm just learning my comfort levels with leveraging and trying to take advice from others about managing multiple low cash flow properties vs. one higher value one. 

Those loans are great loans with potentially low down payments.

You can use a low down payment to get into a house and have renters help with your mortgage.

Given it's in a very low population area, it may just be an extremely slow, low demand rental.

Prices are through the roof in this current market with low inventory and single and multi family properties just don't pencil out.