Matt, I am not trying to be harsh but a mortgage broker (a good one mind you) is exactly the way you want to go in this type of scenario.

I told him I wasn't a "girl" I was a successful real estate broker and investor who didn't do drama or ********, and that if I was bitchy and whiney he could call me out, and I would call him out if he was bitchy and whiney.

The drama still needs at least 18 months to catch up twith the trend.

It is also a little further from the border drama.

Then:- Stop talking to the JV partner- Send a check to the BP good Samaritan that is willing to be your eyes and ears and implore them to secure the house, take full documentation pictures and video- Call a lawyerI know it sounds harsh, but you need to first let go of the investment.  

@Cameron York  any reason you don't want to simply buy performing notes and skip all the brain drain and associated risk and time it takes to do the NPN.from my personal point of view the only reason someone would do NPN is if the had a lot of money and time... because some will be winners and many like talked about up front will be 100% losers.so you need to income average as it were and that takes volume.wereas performing notes done correctly have less than a 5 to 6% default rate and you can make pretty nice returns and sleep well.. and not waste all the time and drama on the NPN side of things.If your going to the Portland BP meetup next Tuesday I will be there we can discuss a little more if you like...

In other words, if I can already accomplish whatever you're offering to do or provide for $_X_ amount of dollars (normally in the form of a line item expense within the deal) and you are offering the same thing but want some substantial cut of the profit, that is an equation that won't ever make sense for me, naturally.This is only my opinion but the harsh reality is that competition is fierce and the market around here is both very saturated and currently remains a hyper-sellers market.

.   :^) I come from the production world and I can tell you that much of the "drama" is fabricated, the timelines are compressed, and the numbers are fudged. 

-Here’s the harsh truth, they didn't want to do business with you.

SFH might be less tenant drama and easier management.