I wound up not doing a BRRRR and the ARVs stated by the seller/wholesaler/agent to be on the high side. 

It was a hybrid between a HELOC and an equity loan but I wound up refinancing to a larger amount with fixed rate conventional loan (to pay for a renovation).

I wound up telling him rent received after the 1st is late even though by law I couldn't charge a late fee until the 5th, he corrected his behavior some and we parted ways eventually. 

LOL  so its just war wounds..  

Your post comes off as someone who made a very unsophisticated deal to try to make a tiny spread and wound up incurring costs and liabilities they didn't anticipate.

After a few years of licking my wounds while running my grass fed farm, I decided that the only way to recover was to liquidate my remaining property and basically start over investing in real estate.

I mean, I would never send a money order and not track it to make sure it wound up where it was supposed to. 

Time heals all wounds. ;)

Or you can try to figure it out on your own but it will be painful process but at least you will have some battle wounds.

Firm but fair and most importantly, playing it smart, not getting wound-up into the drama of it all.