In Sept I'm still waiting for an official announcement and legal documents to be provided.My second investment with them is also on the verge of failing with the property heading for foreclosure.Best of luck, Cheryl

Either you don't know why because you have your head in the sand and haven't paid attention to their communications or they are trying to hide things from you. 

If he pops his head up he gets a summons.

At a minimum where is that local market headed, what is your personal strategy, are you in the growing phase or beyond etcOne really strong argument for selling is that you can upgrade big times.

If we bite off people’s heads when they admit disaster, it suppresses legitimate issues with these techniques.Just for context there is a lot of history with the OP and some of us on here going back years (like the thread I linked to above from about a year ago and several others if you use the search function with his name) with him minimizing the risks of how he was structuring these transactions and some of us being cautionary, warning him that exactly what happened here could happen, which made him defensive and dismissive. 

So you might as well be a head of the game do the cash out refinance buy the next 1-2 properties and simply refinance the original mortgage as a "rate and term" which carries a lower rate.

You and the other posters here have been generous in indulging me in this exercise of considering this "partnership" / BRRRR, but demonstrating that we can invest successfully on our own power before seeking out partners is not only my strong preference but just sound business logic.As a new investor my head starts to spin when I start to think about investing, and the many gaps in my knowledge reveal themselves: how to structure a partnership? 

I won’t sugar coat it when I first got in I didn’t realize the over head cost to run a business .

Somehow, I had it in my head that I didn't want to do a cost seg, I like to keep things simple and cost seg seemed not worth it, so I have been investing for over a decade before we did the first.

Thanks for the heads up on financing a mixed-use property.