You did an excellent job, but I bet 99.9% of first flips go OVER the original budget. 

I'll bet that the Federal Government has probably spent millions of dollars in research and determined that people will continue to die owning real estate and leaving money messes for their heirs to clean up.

Whether you move forward in your search for a new deal or with this one, you are making progress towards your goal.  

http://www.biggerpockets.com/renewsblog/2013/08/24/real-estate-agents-working-with-investors/I just sent her an email inviting her to lunch, and you can bet I'll be encouraging her to sign up with BP AND providing her this link.  

I bet if you find the right partner this can be very lucrative mutually! 

How often you are checking their progress?

I think my best bet is to just send it to collections as you suggested.

I'll bet she doesn't have the money to send the security deposits to you.

@Kim Book , how are you progressing toward your goal?

Perhaps my reference to unethical gurus wasn't made clear.Now I'll bet you put your jeans on just like I put my jeans on, :)Don't kill the messenger, if the message is not what you want to hear.We agree on more than you may think.Let's transpose this from "F" to "B flat", slow the tempo and lower the crescendo, even jazz has basic principles to abide by to be good, so do all other styles of music or any art and business is an art and a science.