I know it will be a blood bath. 100k original asking price for a 4 bedroom where most 1 bedrooms have an ARV of 100-180.

CA's too rich for our blood. :-) We're looking farther afield.

However, maximum financing, as described in HUD 4155.1 2.A.2, is available for borrowers related by blood, marriage, or law, such as spouses parents-children siblings stepchildren aunts-uncles, and nieces-nephews, or unrelated individuals who can document evidence of a longstanding, substantial family-type relationship not arising out of the loan transaction.

Unless he overdosed on lead there won't be blood everywhere. 

So now my question is....when he fails to follow through on anything anything at all...what happens to the masses he's excited to a frenzy literally foaming at the mouth ready to draw blood.

You would think these regulations were written by Bernie Sanders.Landlords seem to be viewed as exceedingly rich, evil money-grubbing bigwigs who make their living from the blood, sweat and tears of honest working families.Regarding security deposits, if you fail to pay collected interest or even notify the tenant when you change banks where the escrow account is held, the tenant can take you to court and win.  

My thought is while that sounds great on paper, if we end up not finishing on budget and the contractor now has 20k of our budget (hypothetical number) in his pocket, and we end up bankrupting and closing the door on this venture, there would likely be bad blood about him having profited well while our business folds up.I see a strategy where his expertise is leveraged to oversee that bids are in the right ball park and work is being done properly as well as compliance type issues (permits and such) are all in order.

Just not enough rental runners here doing it the hands-on fixer old-fashioned blood, sweat, tears, and toil way.

All my blood, sweat and tears torn down in about half an hour.

But can you get blood out of a turnip?