Any good recommendations for the collection agency or any way to get the money back from the tenant or any way to report it to the credit bureau?

In other words, how much will rent increase by spending money on repairs? 

But, they are very popular gurus and are making a lot of money teaching their "classes" and groups.

Take the money you would be spending on filing and additional costs and put it toward an umbrella policy.

I strongly recommend against people buying real estate with zero money.

The money is in the pad rental.  

The fees for a refinance / cashout would be ridiculous compared to the amount of money you're seeking.

I tied up $65k of my investment money for 3 years and sold a property after a judgement for a 5.8% return.

Would like to make at least 60k per build with intial list price at 399,9k that can fall to 360k and still make money after closing cost and realtor fees. 

While sophistication of your equity partners (private money lenders) will vary between residential and commercial, the principle of raising private capital is the same.You need to develop your own system which allows a constant stream of PML even when you don't need the funds and/or don't have an active deal under contract.For example; I raise private capital by offering free educational workshops for people with self-directed IRAs.