We have bought these items (or sometimes our GC has, and we paid him with a check from our company) then we have given the equity partner invoices and copies of the receipts to reimburse us a few times per month.

From what I can tell, he also failed to provide a correct 'move-in checklist' per a new WI law (2012); his form says 2006.3) After the tenants moved out his email communication to me has been contradictory: house looks good - house needs cleaning; can charge for cleaning - can't charge for cleaning; can't charge for painting - can deduct for unauthorized 'modifications (painting), etc etc.I'll spell all this out in my letter to him and am seriously thinking of asking him to reimburse me for missing property.

I put about $22,000 into the property and will refinance at $56,000 which will reimburse most of the money I put in.

So if you're buying in the 40-60K range you'd need to pay cash for that.If you can do that, then yes, you can probably find some lenders who will give you a loan to do the rehab, but they will likely give it to you in construction draws, meaning you will have to pay for part of the rehab, then they will reimburse you for what you've spent and add to the loan balance.Your best bet for financing a project like this, and you may even find some willing to give you a 2nd position mortgage (allowing you to fund part of the initial purchase with a loan), is family and friends who already know you and are willing to help you out.

im over stressed about all of this since i cant afford to move right now or pay this water bill thats gonna come injust as far as i know she should have to cover it and go after her lawn company for reimbursement tight?

Should I find private money through family/friends/investors to fund the down payment of a conventional loan and then reimburse them upon the sale of the house?

You could probably afford to hire some of them part time to reimburse them for what they do.Learning is crick in real estate and should go on forever.  

If he doesn't do his job, I'll reimburse you for the inspection fees.

My sewer bill is a fixed cost.If it is not a fixed cost than you should have the tenant reimburse your for an amount over X, include X into the holding cost of the property.Just make sure this is clearly stated in your lease.

Sometimes I actually had to take the 401k loan, close, and then after the 2nd mortgage (seller carry) was executed, it reimbursed me and I paid back the 401k.