They likely missed their deadlines or the tenant is an expert at gaming the system.

I'd suggest to connect with a local investor friendly agent and make a game plan to get your first house hack.

Hi all, I want to get out of the real estate game and do a 1031 exchange to roll my equity into a home that I will eventually live in after the 2-year required rental period.

Also taxes are due by July 1st to avoid penalties.Ofcourse title company is playing the game they are not responsible.

in the near past I use it to sell off properties i foreclosed on and dont want to rehab.. buyers like it  I understand the rules.but talking Mrs old lady into this is as you note just another way to make a deal without taking the sellers interest in mind.. thats what sells these guys but if you have a sophisticated seller then  its fair game in my mind.

Why would someone give you any money and more so, why would you take someone you know's money when you have no experience, no game plan, and a misplaced idea to buy distressed which is the hardest thing to buy and salvage for new investors?

land game can have value add like you suggest..

After a couple deals under belt, then take out a massive line of credit and grow fast with the all-in volume game. 

Last thoughts on being a GC, if you have a track record, it's very encouraging for investors to partner with you as you have skin in the game and can show them previous projects you completed successfully.

Section 8 changed the rules of the game recently.