So far so good and fingers crossed.

There are several moving parts and obstacles with this approach - least of which are actually waiting around for someone who will take less money for their property, getting renovations completed on time and on budget, and praying for a good appraisal so you don't lose your shirt.Of course there is always risk involved but there is also a lot of finger crossing going on here. 

If I do get audited, not sure what to do, but point the finger the other way to the contractor that left town?

I also brought a bid DD box of coffee to the meeting and some finger food and was greeting people who came in and offering coffee :)  

Just saying, not throwing mud or point fingers at anybody --- I've just seen it too often.This all being said, do you see how risk in the whole deal is shared? 

Do I 1031 and try and get into a better investment or stay invested and cross my fingers no more issues arise?

So, if your property were to burn to the ground today (let's knock on wood and cross our fingers right now that it doesn't!)

17 unit apartment building: manager negligent as we discovered that tenant had the following issues: Too many people, non-working or never used bathroom fan, never opened windows, never used heat, very unclean.

If they don't present a file or lift a finger, no fee. 

Hello Nathan,I'm new to the investing game myself (fingers crossed for that fantastic first deal), but Frederick City/Frederick County is one of my areas of focus because I work there.