They also are thinking of getting a different PM to manage it after they can gain back control but would like advice on doing so.

These I have found are real, striving parents, working their butts off to provide the best housing and school system for their children.My ethos in this approach is exactly why we at LaPlante refer to them as Residents, as we consider "Tenant and Landlord" to be dated terms and rife with negative emotion.

Even large and small businesses with intangible residual services like TV, internet, security, pest control or the local contractor with remodels in process could fall behind on payments revenue contract. 

So, those become the local "Command & Control" centers.

It means instead of having one or a few things that you have NO control of what so ever, you now have several things you have NO control of what so ever.

Since you retain control of your money, how does one consistently maintain 30-50% cash on cash return? 

Based on what you wrote, it sounds like your project partner lost control and got pushed over by the contractors.

Which gives me much more control of the money/asset management than just leaving it in the market for alot more years.

The answer is that if the lender that's doing the hard money loan is only funding the purchase and not the rehab, they then have less oversight of the project since they're not doing the draws, and thus not seeing the progress of the project and having control of the funds or draws from the rehab to make sure the project is progressing.

Buying and rehabbing ensures you grow at a pace you control.