One is a reputable home builder in the area and the other a GC / Kitchen / Bath company (2-4 employees).

This structure is commonly used and has a good reputation. 

As you see, if he  is reputable, you will not be paying up front.As far as options, you can take him to court but depending on where you live, a judgement may just net you satisfaction and not much else. 

What is their reputation in the area, how well do they communicate with you and tenants, and how transparent are they about their business are a few good questions to ask yourself* In general, how do you not get screwed?

I have a personal relationship with a very good debt collector local to south NJ, works for a reputable agency too.

I would look at the following.Crimes statsSchool districts and if the district is more than one elementary school then which school is better than the other.Here in my area there are 3 elementary schools each school has its own individual reputation.

Does anyone know any reputable and quality apartment syndicators who take 1031 exchange money and are not structured as a Delaware Statutory Trust?

look out for how u talk to people and how people talk to you. this is your business. your business represent you and when people think about your business, they will know the type of person you are they say that your reputation supersedes you. know who you are, what you stand for and take it seriously and others will tooAS always this is my opinion and i hope it helpswe are not in competition with each other but in collaboration with one another

Borrow money from a reputable lender that you KNOW and TRUST from your local Real Estate Investor Association.

A little disturbing, that being said I'm reaching out to this wonderful community to see if anyone has great success with a reputable company.