I was mislead and should seek mediation to recover some or all of the earnest/hand/deposit money?

You may want to call AA or Al-Anon to get some ideas.

Or all steel or aluminum?

Quote from @Tim Delaney: Quote from @Nilusha Jayasinghe: Quote from @Tim Delaney: It sounds like you would be in a good position to invest some or all of the RE emergency fund in a “safer” index fund.

I would also explain that if it happens again that they may be responsible for some or all of the cost.

The investor would front most or all of the down payment, but in theory he, she or they would not have to think about it from there.

Part or all of the rent is covered by the US gov't (take that as you will).

If rent payments are missed or damages occur, this gives you legal recourse against any or all tenants.Best Practices:Professional property managers, like those managing rentals across North Texas, always screen every adult living in the home.

Something to consider to is that if you are able to refinance after the addition and pull out some or all of your new investment and the cashflow still makes sense then by all means I think go for it.

YES, you can get the work done for less than this on occasion, in particular if you are doing some or all of the labor yourself, not pulling permits, or purchasing stolen materials as a starting point.