I deviated twice from oak and lost both times: I used prefinished, engineered hardwood once in a condo I flipped and I sold the place for 10K less than if it had the solid oak.

Second eviction. 6 months of lost rent, 4 from the tenant, 2 for the renovation, $1000 in materials to get the place back in shape.

Your main mistake was you listed it too high in March.The problem now is that you have totally lost momentum, you listing is stale after 3 price reductions. 

Calling it a day - we lost months images and were working on SEO for the last two months.

That being said, I lost a lot of time with my family while pursuing money. 

If I've done 15 deals with the borrower, not only do I know that they have a track record, I know exactly how they pay and I probably know whether they lost money on the deal, if I know them well enough.If a borrower loses money on a deal (it happens even to the most experienced rehabbers) and I am still paid exactly on time and the deal doesn't drag on, then I really start to get a comfort level that I will be made whole no matter what.

I have a section for liability that states tenant accepts full responsibility for damage or lost by fire.

I've purchased partial interests on several occasions, it has always worked out as the other party understands that 1. they are no longer having to deal with that original party, 2. they aren't going to win, a sale can be forced and they will get what the auctioneer hands them 3. the feud may continue but it won't be over that property, it's no longer the object of contention.As to financing, honestly there's no story that comes to mind, I never really lost money from a loan when all was said and done, so it's not exciting.

(I know it sucks - trust me - I once lost 4 months of rent by not following this advice.  

After he lost a battle with illness, the business is being managed by the 26 year old son.