Bad part is I lose my $33k line of credit which could be used in the future and I wouldn't have immediate funds for rehab.  

Now for the bad part, we could probably come up with about half of that amount total as down payment.

I guess I like controlling the material cost myself, that way I can pick the quality that goes in depending on whether it's a flip or a rental.I'm also more hands on the projects also, I'm there on a daily basis and usually do some work myself alongside them. 

Typically quality concrete won't fail due to the use by one or two tenants who stay for a few years each. 

I thought it would be best to reach out to the BP community to hear the good (and bad) from other local investors of who they have worked with.

When I walk through a place, I don't see how it looks but what it could look like based on the type of work I am capable of.I personally like homes from the 50s (good thick hardwood often hidden under a bad carpet) but avoid late 60s and 70s (popcorn ceiling = asbestos) and often cheaper construction grade.Overall, I found that flipping is a good way to turn your free time into equity/money and a great learning experience but it is hard work and definitely not for everyone.

Is this something everyone comes across quite frequently and i just have to accept the fact that a majority of the people out there will most-likely not show up at all or am i just running into some bad luck during my first go-around?

They can be inconsistent certain months they're good and then few months they can be bad.    

Outside of Gary, your PM should have no issues finding good quality tenants in those other 3 cities.

Be wary to spend money before you are ready to handle the lead flow and intake and more importantly, all of the bad leads that come with lead capture.