Do you have any advice or reading material that you would recommend to dealing with the eviction process in the situation as well?

Real estate is proforma driven and value is based on the current and proforma NOI.

I was thinking way less hourly. on your 15-20% is that on contractor bills as well as materials?

I'd really like to give back part of it, but we incurred some hard material and labor costs due to their negligence. 

Check with your lender but you want to hire your contractors on your own and promise them payment as they normally receive (when work completed or you buy materials and they provide labor).  

Extraordinary architecture isn't dependent on expensive materials, complex details, or fancy decoration.

Think about it- all of the stuff I listed- for a duplex- should be about $250-$300 per apartment in materials, something similar in labor...And you'll save maybe 30% of $1800/year, about $540.

Lenders are so process driven, part legal and part model it just doesn't work for them.Some of the very small local lenders/banks/credit unions might be suited better to sell 1 asset off than the big national players.It feels like looking for a needle in a haystack sometimes!!

They offer materials that I've found of interest and assistance in running my little 32 unit LIHTC property that is in the extended use period. 

The PMs I use get better pricing then I’d get just doing it myself (for materials).