And I'm leaving every day, totally exhausted, but still trying to put time into growing/forming a business because I've been wanting to be in real estate since 2010. 

By having under contract and getting tenants you done your job as an investor.I honestly would have a partner maybe handle it that is maybe more firm or could handle it differently if you fill hurt by it personally.Also if possible you could attempt to extend his contract and if it is in foreclosure by then raise the monthly amount or attempt a big down payment.I would not cancel the contract just yet until you have exhausted all those options.Hopefully this helps if not, I can tell you are a great person with a great heart.Good luck to you.

Its exhausting…..6.

Without trying to be exhaustive on all the details, here are the basics:If you paid cash (including borrowed cash from HELOCs on other properties, lines of credit.)You can "cash-out" up to 75% LTV (70% LTV for 2-4 unit properties) immediately.

Most banks do not participate in the purchase and rehab portion so private or hard money is usually the next best choice after all family options have been exhausted.

Going through a bank two times can be exhausting and who knows, maybe your next acquisition may not be bankable at first.

Thanks everybody for the responses.Sorry I have to admit I did not do an exhaustive search before posting the question.I found some material on the forum after more searching that might help others:https://www.biggerpockets.com/forums/88/topics/862...https://www.biggerpockets.com/forums/311/topics/21...I'll contribute my experiences to the forum when I get my feet wet with the first deal!

Its exhausting…..6.

Or use land trusts.Umbrella insurance will kick in once the regular policy coverage is exhausted.

(There are currently no floor drains in the building)5: Exhaust extraction system for motor vehicle exhaust