Never once came 'hey team, I'm sorry, we screwed up....here's what went wrong...'

4) Or am I totally in the wrong in and you have another avenue you think a new investor should look?

Good opportunities, early stage opportunities, may not have the best online presence, but be otherwise legitimate.Also IRR is a vanity metric, it's the wrong measurement.

Now, don’t get me wrong—I did accept the inspection report and signed the offer to purchase.

Because I’m 57 and I don’t want to waste more time of what I already wasted with the wrong actitud.

I know it is a capital improvement and needs to be depreciated - which makes me think to claim it in 2023 when the work was done, but since we didn't pay it until 2024 - that seems wrong. 

So, when they ask a question especially something that doesn't necessarily have a right or wrong answer, I often push back to ask them what they think.

You may have to pay a couple hundred $$, but it's well worth it..Bear in mind that an hour walk-though may or may not uncover everything that will be on the final Scope Of Work....so add 20% to the number that you get from the GC.You will need to do this quite a few times before you will be able to do it yourself, someone said you can after just one time, but that would be wrong.

But if you wanted to do an entire project with cash, I'd say you'd not want the entire project cost (purchase + rehab) to exceed 100k so your choice in projects is much more limited and also now if something goes wrong like the GC sucks or the market crashes, you are leveraged out 85% of your entire bankroll.  

Also deals this size take awhile to get to closing & like anything else the wrong clause or statement in the contract will kill the deal.