Review the contract for terms and procedure for default, if any are written.8- Keep a copy of their refusal to complete the work as Contractor Default, keep the final $5k as contractor default.9- Pay the new contractor to fish the job, let the Old contractor deal with trying to get the last 5k from small claims court, which they will likely fail to achieve.PS yes I blew past “what if permits are not signed off as complete” thats a PITA of its own thread.

My goal is to support your growth as an investor by offering competitive terms and a streamlined process so you can focus on what you do best—making smart real estate investments.If you have a project in mind or just want to discuss your options, feel free to reach out.

You are going to turn off a lot of lenders with your post because you are clearly going to shop every term sheet that's turned over to you with a focus exclusively terms with no regard for the servicing, loan administration and most importantly what that loan officer can offer you in the future.

If it was a primary it would be different but HELOC's on investment properties have crazy terms and typically you're still capped at 75LTV. 

It really makes sense to me to hold onto the duplex or condos if you decided to split them for the long term and keep your focus on scaling with your HELOC and $15k saved, but again I am not sure what returns you are seeing if you do a 1031.

He's living in one side and the other side is doing great as a short term rental.

Any flipper will build so much long term wealth having a good relationship with a realtor than without one.  

I predicted a 20 to 30 percent correction in prices this year, and I was dead wrong.It appears that investors are continuing to come in for the long haul, with the knowledge that positive cash flow isn't realistic in the early years of ownership.

I wouldn't take out a HELOC and purchase a turnkey property as a conventional loan would have better terms. 

How do I get the long-term financing and the money to renovate to make Tenant ready?