The fourth time was finally successful, after having dealt with them for nearly 4 months, all the while our payments were racking up and our financial situation was severely strained.

For instance, when we're complete with the rehab for the original 13 units, could we refinance (which would allow us to recoup some / most of our capital) in order to reduce the cash strain required to complete the rest of the rehab?

Now that doesn't solve all of your problems, but maybe eases the financial strain a bit if you're dealing with a more affordable house to begin with. 

My days became a constant cycle of worry,  IEP meetings, doctor and therapy appointments for my son, loneliness and financial strain due to our income suddenly cut in half. 

Here is a breakdown of the items they saw that needs attention.Needs minor trash removal; needs mownSupport post trim needs replaced; badly deteriorated; upper trim needs scraped and paintedBroken panes on side back needs replacedReplace fixture on front porch; flood lights on backNeeds some minor trash removed and minor work done220 wiring needs secured;not up to code, needs to be placed inside conduit.Install new furnace filterClean and paint register ventsInstall apprx. 4 door stopsFull interior rent ready cleaning required after all work completeReplace as needed to match all light bulbsSteam clean all carpet; sweep and mop vinylReplace missing storm door, paint interior doorPaint all wallsPaint door; interior shows signs of previous leak, but doesn’t appear to be a current problem; paint interiorSeal gaps in side window; paint all; seals appear damaged on double pane windows; may not be an issueReplace screensInstall two smoke detectorsInstall two blindsTouch up, as neededPaint all window sealsSeals appear bad; paintInstall screenVery old and drawers fall out; should be replaced with new; secure handles, if keptHas several large chips; functional sink otherwiseInstall two strainers Install fire extinguisherPaint side exit doorEstimated cost is $4,000. 

This was for a new weather head, meter socket, exterior ground bar and two rods, service entrance cable and sqaure d panel. I

@ Cody Weiss I am not quite sure to be honest,  that is why I wanted to ask the question and see what the more experienced think :) In my mind, if we're out of nafta, this will put a strain on the auto industry in the region more than anything else, resulting in job cuts -> less ppl that can afford to rent in the city.

Other downsides to this deal....panel is original 70 amp, and the furnace and AC are ancient. 

In this case  there's this dynamic of a strained family relationship where these individuals don't and will not speak to each other.

Time is money and if one partner is always on the phone getting bids, rent collecting, etc and the other is completely passive it will put a strain on the partnership.