I am left feeling that working with them was a wasted investment and decided to cut my losses and move on. 

I walked to the house and met a man who says he was cleaning out due to the loss of their mother in some few weeks back.The guy told me she is  left with 12 years mortgage on the property to pay the bank.

Look for some of those to go in as an LP (limited partner) and learn and grow your knowledge, skills and investment money so you'll be ready for the next accredited deal. 

Oil can only get so cheap otherwise too cheap means production falls because cost of doing business is a net loss.

I limited each season to 20 people. 

Lock-out, should they continue to not come even, would be typically less than 14-days.Unless the tenant comes even with the rent (which would result in dismissal of the non-payment of the case), there is generally limited defense to this process.

I don't understand if I count since I'm living in the property or if it's only the tenants that count towards the limit of individuals that are unrelated living together.

When evaluating potential properties, consider three exit strategies: if you can sell quickly for a profit, hold it as a rental, or take a loss.

This influx is limiting rent growth nationwide, particularly in the Sun Belt, where oversupply has led to rent declines.Nationwide, vacancy rates edged down to 7.8% as move-ins outpaced move-outs.

.- The money partner is not the only owner of the company which owns the property and thus has limited decision making over the property.