Not everyone is cut out to be a property investor and not everyone does well in the stock market.

You might consider cutting your losses and selling it, or investigate STR options.

I don't blame you for cutting the GC out of the deal, but there are a few things to consider; you might need a statement from a GC at time of sale to certify that all improvements were done in a professional manner.

(They concentrate/force the equity into their class B shares 13/18 million so they get 72% of the future capital appreciation at the higher 30% cut, versus 5/18mil at the lower 20% rate) They also seem to be overpaying in this downward trending multi-family environment.

Don't take short cuts.

An invasive inspection, with approval, is cutting the hole in the drywall if that is what is needed to get to the root of a problem.) 

A cool thing to offer though is if a tenant in a multi-offers to cut the grass instead of a vendor and just allowing them a credit per grass cut. 

Also, the day after the sale the IRS will want their cut, or you may have a penalty for failure to pay estimated tax.

Most likely you'll never have an issue unless the company/person doing the repairs after the fire cut corners.

Adam,I hear that statment a lot but the key component of this REI game is once you have your mortgage paid down.