Never trust the ARV or the rehab figure from wholesalers, about 98% of the time, they are off to make the deal look better than it really is.If you are buying from a licensed real estate agent via an "off market deal", there can be numerous reasons why it is off market / "pocket listing" but these may very well be changing real soon as NAR (National Association of Realtors) has passed a rule that will go into effect in January, 2020 that states that no "pocket listings" are allowed.

You can create numerous amounts of different deals to fit your investment style or risk.

Try fastpeoplesearch.com You might have to call a few numbers before you get an accurate one, but it has worked for me numerous times.

.- The materials supplier we used actually had the engineered drawings created from the floor plans so we didn't have to track down an engineer to tell us how much of everything to order and they calculated the footers, floor/roof loads and all that stuff that I didn't even think to consider.

Legal Zoom and Rocket Lawyer can put together a bare-bones agreement, but they usually don't hold up well in court if there are numerous partners or special arrangements, which is what it sounds like you have.

There are numerous companies you could look through, but I always suggest going through a broker.If you go through a direct/captive insurance writer (State Farm, Allstate, Farmers, or most of the big name brand names) they only have access to their lines of products, so you dont really know if you are getting a great deal. 

I have found that tenants LOVE to only think about making one monthly payment instead of numerous.

There are Numerous doubles I can find for you with a lot of upsides in terms of equity and long term potential for growth.

There are numerous companies that are now writing flood insurance.

It sounds like the lease (contract) has been breeched numerous times.