You need a referral to hotshot lawyer in any big city, the introduction is made.  

It should be possible to get a hard money loan to finish renovations but many lenders in the space tend to be hesitant to lend in these situations (running out of money mid renovation with already using a HML)

I recommend getting referrals to a good real estate attorney whether its the one who handled the closing or someone else.

2) the financial upside of a non-performing note going to performing (funds will tend to take this for themselves)3) to not have all my risk concentrated into a few investments Partials seemed like a good option with those three requirements but maybe I'm looking for too much.

Utilizing meetups, you could get referrals and meet real people in your area.

@Eli Joffe the most general but applicable advice in your situation is to start focusing on high cash-flow properties with low equity growth potential in the beginning in order to have the cash to boot strap.Once you have a few properties under your belt, then start phasing in nicer homes which tend to be lower cash-flow with higher equity growth potentialThe former helps you boot-strap using more labor and the latter helps build wealth more passively and with less tenant struggles.

My guess would be that as this GP is doing 1031 as a TIC into the deal he would be a little less likely to want a sale, which is a taxable capital event, and would like to keep his money invested and sheltered from taxation as long as possible which tends to fit with my investing style of long term/preferably forever investing.        

Tenants tend to treat carpet fairly well in the bedrooms in my experience - less foot traffic. 

Do you have any other referrals? 

Which do you think will be more competitive, buying from wholesalers or your own referrals?