This is an easy answer for me, since in a way, I start over on a regular basis.If I had nothing, and this includes no knowledge, I would start by:1 - learning: A - How money works, B - How to analyze markets (as in zipcodes), and how to then find Micro-Markets2 - Then, I would develop a plan of investing based on the two Core Knowledge Bases above.3 - Next, I find my money, as in cash partners and credit partners, all to be implemented on a project by project basis.4 - Now, I camp out in the market(s) I found in step 1, and invest following the plan I developed in Step 2

I would have visited the apartment building more regularly and kept a list of which units were being repaired and re-rented.

Seems like this could be a challenge getting $550/months tenants to mow regularly.

Will do what they say they will doIf you think you should be getting more appointments/contracts, I would really revise your marketing, how you're talking to sellers on the phone and how you interact with them on appointments. 

@Nathan Waters This sounds more like a syndication than a regular old JV that you could print off legal zoom.

You just use a regular lease,, list it by the room by number,, one person per room, one person per lease, if your renting by the room.

Does the hard money company decide when you eligible for a regular mortgage or will they let you exit as soon as you can , can find a bank to take over the loan that is?

We look forward to meeting and interacting with everyone here at BP!

Has anyone had any financial interactions with them.

You could keep it as a rental, execute a 1031 of your own, or sell it with little or no tax burden.I know that was a wall of text, but this strategy is one that our investors use regularly to defer or avoid taxation when they want to get out of an old investment and into something more lucrative.Anyway, you have options!