They then refused to accept responsibility for it.

Closing timeline, contingencies, repair responsibilities, or seller concessions like closing cost help can all be leverage points.

If you are able to hold onto the duplex, I would hire a solid property management company and hang on to it.

One of my close friends in the busines had a similar setup.. her husband was also a contractor, and together they tackled a fixer-upper that ended up netting them a solid profit on their first deal.When you’re hunting for the right property, I’d lean on a realtor who really understands investor math... someone who’ll help you break down potential cash flow or resale value.

I sent an email to the city and received a long response.

I kind of get excited when I see these silly laws in other states, because I know mine will pass a law to give me MORE rights as a property owner in response to that. 

While cash flow may be harder to achieve here, these markets often shine in their ability to withstand market downturns and provide solid appreciation over time.The key in markets like this is understanding your goals.

Most hard money lenders base their terms on the deal’s equity and your experience, so with a solid flip track record like yours, you should be able to find better leverage — especially if the deal has a strong ARV.What's the ARV on the property?

It wasn’t clear in advance what the next steps were, or who was responsible for doing what.

@V.G Jason @River Sava @Lisa Jones @Ben Pileggi @Gregory Schwartz @Jay HinrichsAnother silver lining I forgot to mention - Good investing partners.Having solid partners who can share the load (financially or logistically) during disasters can make a massive difference.