I'm betting that your written agreement determines what recourse you have.3.

At least you have a rehabbed unit and have collected most of the funds owed you.It is worth noting that your friend might not be able to get utilities in her name, if she has poor credit.  

Based on what you wrote, I would say your best bet would be to do your next one with a 3% down FHA loan (if you're buying a 2-4 unit property owner occupied), or a conventional 5% down (if you're doing a single family owner occupied). 

Hi @Benjamin CohenBill is right that if you are looking for someone who you can sit down with in person in your area, your best bet is talking to other investors in Chicago to see who they use. 

I am in London, Ontario.It sounds like Kijiji is the best bet from the comments so far.One follow up question I have is around timing.

Poor craftsmanship can kill your profit margins on a rehab.

Spent a little more than I planned mostly due to poor contractors.

If you only got 42 credit hours to get an engineering degree that's a solid bet.

If the numbers don't work I wouldn't bet on it to appreciate, it's just an added bonus if it does.  

I hope no poor sucker got in touch with them.