High probability you won't have cell phone reception if you're close to HH Park.3) Our money could buy something nicer in the Red River Gorge.

That likely means that they are not good with money management which you are likely expecting from him.To answer your question, if you are doing long-term rentals, the LLC taxed as a partnership is likely the go to route.Best of luck.  

But even to this day the money is always the winner not me.. thats how you raise significant capital ..

You have zero control over the stock market, whereas when you do private lending, you have significantly higher control and contractually guaranteed return on your money.

So does anyone have any guidance and ideas or know any banks that do rehab loans were all the money including labor is upfront and then we pay a monthly?

I was thinking - go ahead and sue, when discovery comes into play and they have to testify under oath (for example were they raising money properly and how were they managing money) - many will not want to answer that question while on the stand. 

Neither of those pencil out.I think you'd be wise to save the money and find your own leads.

For me I think it depends on how much money you have invested into the home and for how long?  

Value your money more. 

Are you really going to argue that none of the millions of investors who own them have made any money?