I’ve been working probate leads here in San Diego for some time and your words are right on point…lot of time for sometimes little to no return. 

If the property was misrepresented in the sale documents, there could be grounds for legal recourse, though this might be more challenging after the rehab.In a similar situation, I’ve seen investors focus on maximizing their returns by operating within the legal limits (e.g., as a single-family or duplex) while still exploring long-term solutions with the city.

The property was leased for $2,150 per month.Refinance and Return on InvestmentAfter a stabilization period of 6 months, the property was refinanced to leverage the increased value created through renovations.

She said "oh a few items will be returned", then she wouldn't give the receipts, and the rest is on my post.

Prove yourself, and they will want to return the favor.

Because you are forcing equity into the house you are sometimes able to pull back out the entire purchase and rehab process to return to your investor then you own the home with just the mortgage.

I doubt you'll find a MF that you can get into for 40-45k that will give a similar return that isn't in a terrible neighborhood.

On paper returns, look excellent but when you put it into practice, you don't seem to get the same kinds of returns. 

@Kris TohovitisI wouldn't recommend using your cash to pay off the mortgage on your primary residence since you can likely get a better return on that money by investing it.What's your buying criteria for the multi-family property?

Over the past 6 months, I've seen a "SIGNIFICANT" increase in ROI and REALLY BIG equity gains in the areas I serve and buy, due to the epic buyer's market we are in. I'd like to know where the other really big markets...