In many cases, the contractors who agree to that kind of thing are either inexperienced, desperate or scammers. 

And that's the kind of local exposure I would suggest to try.  

I began to see through everything, but because of my kind nature (that has since been changed) I felt obligated to continue trusting him, that it was a mistake.. that it would get better.

There’s plenty of lenders around here on BP who could do a great job.What kind of down payment are you looking to put down?

They also have monthly meetings, site visits to fix-n-flips, some classes, etc.I'm happy to connect you into the local investing community. 

The tenants in the 3 bedroom rental aren't in a protected class but I do not want to get in any kind of legal bind. 

I happen to be looking for gap funders myself for a number of my house flip projects in Houston, TX and finding gap funders or any kind of private money involves a lot of networking and putting myself out there to meet potential lenders.

What kind of resources do you recommend for finding a good first choice? 

What kind of help do you need? 

@Jaycee Greene I’m going to lean on a team I build for that as well as the pictures and the videos I can do majority of the fixing myself if I was there so I kind of know what cost what just have to see prices based on the location.