You have let him stay even though he has lease violations.  

Apartment buildings are attractive for the cashflow and ROI, but 3bed 2ba also seem potentially profitable.Anywho I'm reading the Ultimate Beginners Guide on BP.  

I would stay away from them.

Stay on the look out for the BP Events and Happenings page, I always post it here on Bigger Pockets and email blast everyone.

But despite all these mistakes I've owned the property for 10 years, it stays rented, and I have about 40% equity.  

@Jennifer Preddy Egbert that is an interesting way to spin the offer... sometimes the idea of 'free something' can give it more weight than it would otherwise carry. just need to decide if worth having a tenant in there, would want an airtight lease in case she changes her mind and wants to stay longer...

That should be your guide to almost everything in that area.

I am looking to work with someone who has already done rehabs and who is willing to guide and train or partner for the project

I cannot find out whether the loan is actually going to be defaulted on.The customer service is horrible so my advice - STAY AWAYFinally, my email to them is marked SOLVED as if to say that they adequately and fairly answered my questionI am just glad that I limited myself to the one small investment

Read the Beginners Guide to Real Estate Investing.Join a local real estate investors association.Good luck and let me know if I can be of assistance.