"I will buy at least one single-family home, duplex, triplex, or fourplex before the end of 2019") and then do it.

Buy a SFH investment in the NW Suburbs by end of year?

You'll never get those years back.

Another option that I've seen in the local market is purchasing a heavily distressed or big rehab project with a local hard money lender that will allow a smaller downpayment due to the amount of equity in the deal on the back end.

I guess general rule: Underwrite like the world is going to end, lol!

I would never do a spec home of this magnitude.  

We ended up with a lender that specializes in tiny houses out in Utah, but they ripped my arm and leg off in terms of interest rate and down payment.

They were also able to provide new estimates on the work needing to be done including correcting everything the original contractor had done.My question is, should I pursue some sort of legal action or just never get into contact with said contractor again?

Never invest in war zones class D neighborhoods.

I inherited a tenant whose lease ends by August 1st.