This included paint, floors, new fridge, clean up, sealing basement mostly.

Now, all I have to show for that is emails from the Japanese bankrupcy court cleaning up the aftermath.

Clean and informative. 

If you plan on tackling the BRRRR method, then why not do a cash out refinance now on the property, rather than going through an entirely different process to get the money?

It will take a year before I can turn it over to the bank but I just recently did this method on most recent investment in November.

Can you do the Brrr method with a 203K FHA loan ? 

You might consider paying cash for keys with the requirement that they leave the property undamaged and in broom clean condition.

And I have most of the texts to back all of this up as that was our main method of communication besides phone.Aside from all the unprofessionalism, bad business practices, verbal abuse, and wanting half the profits for 100% of my work and efforts(!?!?)

Open to any other methods of narrowing down to a city/location choice. 

We are looking to execute the BRRR method with this property and have 6 months to refinance the property as we are on owner financing for that period of time.