@Colleen F. unfortunately, AFAIK, there is no other resource than go to small claims court and go after her, which will take me $2-3K in additional legal fees.

Explore creative financing options like seller financing, partnerships, or the BRRRR strategy to maximize your resources.

Hey @Nick Gallon Martin, I recommend speaking to a Tax Planner/CPA, @Jeff Nash would be a great resource for you.

Is it like the following:a)  Make an offer on a 5-unit that the Seller acceptsb)  Do my inspections, come up with gameplanc)  Present the lender with final gameplan, once approved then proceed to closing & get the keysd)  Have XX days to convert to a 4plex?

So they are good paying retail.. we had 5 to 7 offers on each project .

Just like the asking price, just because the owner suggests one interest rate or term doesn't mean you can't offer something different. 

You may want to reconsider your approach to investing, especially since you are already pooling resources with a few partners.

Not a lot of our competitors offer this but it's something we can consider (but for us, it can't be in a rural area, the loan amount must exceed $150k, if we're using PadSplit income (or STR/MTR income) the max LTV is 75% and the down payment must come from your own funds). 

When relying on LIHTC to make the deal pencil, yes developers wait BUT only if they have the resources to wait and only if the property owner is willing to not close on the property until the project is fully funded.

I may specialize in VA loans, but I also offer a range a conventional, FHA, USDA and commercial lending options.