I think theres a difference between integrity/honesty   and transparency/vulnerability

If you want to claw back your original investment of $130K, that is fine and you can do that with this property or a different investment (whichever is faster).In your 13% return calculation, include predictable appreciation and principal pay down.Nice work starting this post and being transparent and vulnerable.

See a lawyer, because your agreement with her leaves you vulnerable above and beyond the hit to your credit if she misses payments.

This is a valid example of an industry that was eventually exposed as being vulnerable to fraud, and once it was exposed, people were like..."

But also, I'm being super vulnerable as this is quite painful but I'm also hoping that someone else might benefit from reading this and learn from my experience.  1.

If treated kindly and with respect, they will usually be honest and vulnerable about what they are going through and how they might be able to either salvage the situation or walk away with dignity. 

The concern I have is depleting our savings and being in a vulnerable position for 4-6 months while we save back up. 

But for vulnerable new investors who are told to quit over analyzing and to just jump in and get started, it could end up financially devastating someone like yourself.

This could make first time buyers vulnerable many issues like inspection issues and just bad real estate practices.

Paying 30k to put yourself in a position to "help" extremely vulnerable people by buying their properties for a price far enough below market value so that you can make a "reasonable profit".