Glad you had the guts to stick it out and the energy to find the right people to help you through it.  

The other thing that jumps out at me (because I just got burned on it) is that you have an investing LLC and are getting a solo 401k.

I would put time and energy into learning about notes. 

Using "Ender" IRA capital to definance bank debt and "turn and burn" to make possible an entire chain of fund "Financiers" "Wholesalers", "Fixers" "Retail Buyers" by sharing future profits; tax free.

I just had a job were the client did all the work in his basement with no permits, right now were going through a pretty big recession especially in Alberta as we have such a huge energy sector. 

We have them installed by a professional electrician.http://cadetheat.com/products/wall-heaters/energy-...

Caregivers get burned out and that starts a downward spiral.Giving caregivers a day off would be a stand alone business without much overhead.

if the downside risk is shared by all parties evenly, for example if the property tanked or burned down w/o insurance, but he is still providing all the capital, I would think either 33/33/33/ or 40/30/30 weight towards the investor would be equitablean example of how this would pay out would be 100k purchase price15k repairs, 5k holding cost, and 3k purchase costs 4.5k selling costs150k selling priceprofit 22.5 cash out refi at beginning of property (80% of original purchase price)in the examples above his cash on cash returns would be 26% (50% split) (22.5*.5)/(100+15+5+3-80)21% (40%)17% (33%)I don't include selling costs in cash on cash returns, as it is just a cost paid at closing.Another option is to write up a separate agreement for each property, and to not commit to anything long term.Again though every situation is different, these are just a few options

Many many people have been burned by just this scenario.  

If you are looking to be easy on the eventual owner - and perhaps command a small premium in sales price - you can build a 1200 ft^2 energy efficient (lookup: Passivhaus) home, where the end-user's energy costs could be as littles as $250 - $500 per year.Capital costs to build a Passivhaus will be a little higher (10 - 20% pending on available skills and experience in your area) here in NA, but the end result is a home that is 70 - 80% more efficient than what is typically being built.