I appreciate your feedback and advice, I am trying to soak it all up and learn from my past mistakesAccount Closed I think I know some of my mistakes and will list a few here in hopes someone will learn from my mistakesMistakes:My Biggest Mistake - I let my emotions get the better of me. 

I have split custody of my kids and my ex wife still tells me she loves me in spite of living with the betrayal partner.I've really curtailed my investing and have focused on emotional and spiritual development of late. 

If you expect the attorney to apologize then you are giving him power over your emotions. 

<--- all of this is very academic coming from me because I've not had a bad tenants, I've just studied a lot about landlords in Ontario who have and made sure I didn't do what they did (non-professional, emotional, giving leeway and chances, not doing proper tenant screening, not setting expectations).

Agree with other posters that if you have lost trust in this contractor, even if cost more, you need to cut your losses and find a new one.As to what to do with the existing contact; depends on a number of different factors having to do with the size of the contractor, how big the contract is and emotionally just how upset you are about things.If this is a small contractor then there are likely few if any assets in his company and it is generally very easy to shutdown one LLC and start another one with a similar name so suing them is just a money pit; its not fair but very common.

@Brett Wagner I would take the emotion out of it and run the numbers on your property that you live in right now on BP rental calculator and try not to bias(which isn't easy on your personal property).

People that are looking to move into a rental to live are emotionally attached to the property.

or from an emotional standpoint, sounds nice to own in that beautiful area and airbnb it..nice options..- make sure you qualify for the refi cash out ahead of time.....the first rehab flip aint over though until its over..congrats on learning.....there might be more unforseen factors coming to sway your decision.

While I have an emotional attachment to this property (I knew the deceased previous owner, and hoping to own the other two properties next to it as a little compound), I'm also ready to walk away and say this isn't right for me and my real goals in REI.

The way that I look at it is.. you are going to find many people who are emotionally attached to their home and will want to try to save it and attempt a modification to stay in their home.