While it’s frustrating that the tenant is still there and not paying, turning off utilities could complicate the situation and potentially lead to legal consequences for your "friend".In the meantime, document everything (the tenant’s non-payment, the lease terms regarding utilities, and their attempts to resolve the issue) to present in court, which may help recover the outstanding balance later.

GP is slightly easier to release but gets complicated.

We currently use eMoney which is great but can get expensive as our firm grows and can a lot of times be too complicated for most clients. 

I have kind of a long complicated story that I’m guessing nobody really wants to hear so I’ll cut to the chase.

these investments get complicated thats for sure..

Keep in mind I said good agent, which of course is not all agents, but the moving parts and funny money the builder has baked into the pie is much more complicated then an existing contract. 

Your proposed strategy may make litigation after a claim arises more complicated and costly for you to defend.  

That means not traveling unless necessary, less going out to eat/drinking and avoiding unnecessary expenses of all types till your HELOC and CC debt is close to nothing.

I had to rely on my new real estate agent to find another contractor, adding unnecessary stress to the process.The deal I was presented with had an ARV of $120,000, but after the rehab, the appraisal came in at only $92,000, leaving me short by $28,000.

Its not real complicated, its purely a math question.