I think you are splitting hairs here.  

Each building had 6 units with 30 tenants and an elevator. the community had a pool, gated, events, hair salon/barber and a bus that took them shopping and dr visits.

My particular dog breed was a bark off breed, they were designed to bark off the predators and just look nasty and puff up their hair to look bigger when threatened.

The good news is I don't pay my contractors a deposit upfront, I only paid as the work is completed so I didn't lose any money here (just lost my time and the my hair on my head (which was probably inevitable anyway)...

In general, I think if a window's not broken, it doesn't pay to replace it.I'm sort of tearing my hair out right now to be honest.

Always turns out that there is a story, otherwise if the site was easy, it would be built on already.Phase 2 - a little tighter on time spent per deal, still very much in the "I can make it work" mode, but a little quicker to jettison a deal if it didn't work.Phase 3 - present day, generally, I am merciless in declining deals that have the wrong kind of hair on them, have difficult sellers, terrible site issues, impossible zoning, etc. 

I look outside major metropolitan areas and seek bargains by combing MLS for the rare fixer that pencils out, taking part in tax deed auctions, inquiring about abandoned houses, and buying mobile homes.

That is a sure way to forget to account for items and pull your hair out when the accounting math doesn't add up. 

you could try the Jackson area lenders as Mc Comb is not that far south. 

I've combed the forums and contacted several of the previous recommendations, Parham, Goldberg, Hatch etc, but am not having much luck finding someone currently accepting clients.