Though you may never see a dime, I'd definitely pursue a judgement against your tenant and hire a collector.

Distressed properties with owners who are upside down are a dime a dozen.

We bought it right before it finished, and had tenants ready even before we closed on it so we had rents coming in before our first mortgage payment due, we didn't even have to pay a dime except for the downpayment and the closing cost. 

After all, you will be learning on their dime and from their knowledge.

I address every detail interior and exterior; stretching the budget & producing a million dollar design on a dime.

Thus, your project cost (purchase price + rehab costs) can be slightly higher as a percent of the ARV and still maintain the fair return.For a typical southern California flip, paying 75% of the ARV minus repairs, will result in a 10 to 12% return and we think that's reasonable -- but not a dime more.

They also know that virtually no one will ever actually see any money from them on a rehab, and if they do the levels of stipulations will be so heavy that you will be lucky to make a dime, and more likely to owe them even more money. 

Look at the HUD it should break down all costs for you so you can see.You should have paid no more than 4,600 to the lender, and really if you didnt use a broker and paid 2 points then about 4k.  9k does seem very high for this size loan.I always tell people, people hustling hard money products are a dime a dozen and they are all signed up at the same places, there's only a few big boys that provide most of the money, meaning they do 1 Billion in loans/yr. 

You don't need to pay a dime in Gurus.

The key is to find a contractor that will not nickel and dime during the projects when changes and unknowns arise.