This must be very unfortunate for the investors because they had only sourced 70% debt so 30% of the equity from investors went poof..Re: threat of legal letter, personally I would post that online and say "wow, see the response I finally get"...

The other half of the accounting records is coming from online purchases, utility payments, etc etc where they are sending you an email. 

There’s no specific IRS rule against refinancing a cash purchase and deducting the interest, as long as the property is used for investment purposes and the loan is secured by it.

It all starts with a website and online presence.Let me know if you need step-by-step directions how to do this right.

Refinanced in 2020 to 3%, boosting cash flow to $500/month.

I would identify a market based on your current capacity and begin to network online and here on BP to form a solid trustworthy team to help you get going. 

To find a home inspector, you can look online via homeadvisor or thumbtack. 

., cost segregation studies), carrying forward 2024 losses, and accelerating deductible expenses to reduce taxable income.Shift to Passive Investments: If management has become burdensome, hire a property manager or transition equity into more passive assets like turnkey properties, syndications, or REITs to reduce workload while maintaining income potential.Expand or Reinvest: Use your equity to acquire new cash flow-positive properties in markets with strong fundamentals, focusing on diversification and long-term stability.By refinancing, selling underperformers, or paying down debt, you can improve liquidity and cash flow.

The difference is night and day between using someone you find online or in a search vs a personal referral. 

Offered $20k over asking within a week of it coming online.