So if your parents paid $40,000 for the property and today it's worth $500,000....your basis "value" in the property will be their 40,000. 

Offer a personal guarantee (reduces investor risk if you have the balance sheet for a PG to be worth anything).  

Ideally was thinking a duplex, triplex, or quadplex to get started and use an FHA loan but I also have a private lender that can possibly help with up to $200k worth of a down payment.

That was an excellent non-answer to my question, Skyler. hihi :)No they are not all the same. some are only interested in dealing with conventional purchases other are as you say better at handling assignments or double closes, some are commercial specialty, etc....A investor friendly one would be, at least from my point of view, one that understands there may need to be some last minute wheeling, dealing, and adjustment made to close a deal, understand what needs to be done and do not freak out about creative deals.Maybe my understanding or thoughts are wrong but that's what I meant by investor friendlyregards :) 

Good luck chasing them down to try to collect as it's just not worth it:(

It's worth taking a look at if you're seeking higher returns without needing as much work on the back end.

I'd imagine you've already lost at least two years worth of management fees in carrying costs alone.

Worst case, pick up the phone, if it costs you $50-100 for legal advice, wouldnt it be worth it to save potential $1000's. 

I'll give an over-arching view since I am only answering for my own company and don't want to use this as advertising. 

If your really needed it one could also consider hard money though that will come with higher rates and getting someone to give you 300k first time might be harder than just getting loan then you could refinance it later.Since your a high net worth person I would also try talking to local/regional and even big bank lenders.