But, my guess would be, 2023 made them feel like it may not be as good as they once thought. 

Unfortunately, no one can actually answer this without looking at the title and the foreclosure proceeding. 

Yeah I got countered 1% below list on bank owned too lol its silly but I guess people pay it. 

I guess my question is, am I correct to say that my only course of action is to call this guy to ask for his information?

Many states actually have a fund you can get reimbursed from for fraudulent contractors if they are licensed. 

My guess from reading the information you've given is that your LLC is going to be considered a related party in a 1031.  

What I do like about the condo market right now is fixer condos are going for a steeper discount than it actually costs to remodel.

Any actual private lenders want to respond?  

For us having a system like described means that we "know our numbers" which is critical in actually understanding where you are. 

I'm considering going to the bank and being completely transparent to ask for an increase in the rehab loan, but they have a much more conservative ARV in their appraisal based on much lower projected rents ($1,400 avg vs the $2,000 avg we're actually getting on the finished units), so I'd have to convince them of the higher ARV.