The “Big deals” are…You have to buy something you don’t already own, not pay off debt, renovate a home you own, or build on land you already own.You have to spend all the “cash” you receive.You have spend more than your net selling price.You can never receive or have control of the cash, you need a QI PRIOR to selling. 

Majority of my issues were with my prior PM and since switching it has been much better.

Clearly this structure has been discussed amongst prospective partners since "Mike the builder" has instructed the parties how the purchase agreement should be papered.  

Definitely make those assessments during inspection or prior to making an offer if you can to save yourself the time. 

Does anyone have suggestions of how I should proceed?  1 year lease for an apartment to a single woman with a dog in Duluth, GA.  Lease term is Dec 1, 2023 thru Dec 31, 2024.  On November 15, 2024 she complained about...

Get the judgment and frequently the court personnel will instruct you on how you can collect.

Since mid August til now I have lost 5 tenants, well two left deposits and moved in prior to the month.

the investor may or may not seek to redeem the rights up to that point. i can't get them at this point.and who knows when the judge will approve the sale.now, of course, i regret not approaching the owner for the redemption rights prior to the sale being approved. 

I know this is hindsight but when ever you lend money you should get a Lenders title policy and give escrow instructions to the title company that your loan is to be in first position.

Several banks offer soft inquiry options, I'd try those out prior to risking the HP.