Seems pretty cut and dry from the details you provided.  

Still, with all the efforts of my close circle, we were only able to get the basement remodel done in a four week timespan and the free labor I was soaking up dried out. 

When credit dried up and property values decreased, those people were suddenly underwater and on their way to insolvency. 

Yes, I was thinking of this too as tonight my husband and I agreed that the property we‘ve been trying to get a renovatIon loan isn’t going to work out, and after having her be our long distance realtor (and setting up appraisal inspection and contractor bid appts with the seller’s agent and their tenants) I feel she’s lost interest working with ALL investors despIte the fact that Ive been giving her referrals.

A little dry, but talks through many of the metrics that lenders/banks care about when analyzing your deal from their end. 

Now a bank will have cut and dry rules... so either partner with someone and bring something of value.

The rental market slowed but never dried up here.

However, I have recently spoken to our internal underwriters about this and know it is not that simple or cut and dry.

Has 4 beds, 1.5 bath, basement is clean and dry but not finished.

My attorney also stated that we have room to possibly amend the contract being that my decision to keep her was solely based on her being on time with the rent.