Maybe one day I'll be glad I did but that would mean something really bad happened so hopefully ill be pissed off forever haha

I just remind myself that RE investing has been around forever and boom or bust there has always been money to be made you just have to never get in a position where you could lose everything.

If they fail to acknowledge your claim, then your contractor license board consumer department can help you out.

The money they cost me will forever leave a bad taste in my mouth, unless they reimburse me for it, which I don't see ever happening but its a lesson learned. 

Have your attorney draw up a lease and purchase option to ensure your compliance with consumer protection laws.

Your concern is a good one, buying in this market at high rates = high payments and you may not cashflow if you were to repeat the process.However, 2 considerations. (1) By not doing it you don't have 800-1000 in your pocket, so although the payment on the new place might be higher than in a normal market you've got extra funds to cover it.(2) Your new rate is not forever, perhaps in this high rate market, it's as you say, best case you're breaking even if you repeat this process.

Permits took forever, we should have filed for permits sooner.

Fortunately we had the financial position to be able to "leave them at the alter" and go a different direction, however most consumers may not be as fortunate or prepared.

And plan to hold it forever, even if they outlaw STR.

Only thing is a STR is more time and mind/thought consuming than a IRA.