He's primarily interested in a non-stressful commute and we are looking at owner-occupying something that cash flows at least a bit. 

I understand turnkey takes a ton of the stress and headaches out of REI, but if you're at 4% cash on cash it better be in an unbelievable growth market. 

I'm trying to use the book "The Book on Estimating Rehab Costs".Part of me wonders if a full gut would be easier for a first flip, or more stressful.

Most of us don't hang out in court rooms, and court is stressful, so it is good to go and get comfortable.But first, I would go to the property and see if they quit.  

However, you will have extremely stressful days when things go wrong and you have to be prepared to handle it. 

I cannot stress how important a network of investors is to your business.  

Your time and stress level is worth so much more than an argument over a shady contractor relationship (that hopefully you won't use again) and $500.For the future, like the others said: use a draw system with your contractors or set a contract with them stating that they will paid upon completion. 

Both stressed your home insurances does not cover this.

My job is very stressful and drains me mentally and physically to the point where I have no energy for my 9 year old son.

I am stressing out as I seem to have gotten myself into a pickle with my cash all tied up!