Rehab was supposed to be $3,2m but they are now close to $4m as everything that could go wrong has gone wrong.

There just is not the same amount of control and it is a pain when something goes wrong if the property is hours and hours away.

Things like fungus damage of the subfloor, support posts in the crawlspace in soil contact, hairline cracks, and (scariest to me) no foundation on a portion of the structure though majority is pier and block.  

No you're all wrong!

Nothing wrong with that.This may be a drastic solution, but it might be the way to go.You need two new tenants.Don't renew the lease (no incentive), and cash-for-keys (help them get that car out too).You're planning a full renovation, right?

Even regular attorneys can, and often do, get issues of incorporation and asset protection wrong.

He would not need to sue them if something went wrong.

Even the inspector was upset that he found 1 thing wrong as he wanted it to pass first time.So all in all, a story that was going well....until.I get a phone call about 18 months ago, apparently the neighbor (white) has started putting up racial slurs on the fence line (my tenants are black).

I have a local mentor who is busy and has offered to help, but he prefers I do most of the research first (which I think is the right way to do it).After finding a few of the wrong lenders and running through many scenarios we have a pre-approval where my husband and a friend are on the loan.

He was late, he showed up at the wrong HD location, even though we texted him the address and verbally confirmed it the day before, and then he mentioned lunch b4 we even loaded the supplies in HIS truck.