If the market value mentioned above is accurate and the “initial” loan balance hasn’t increased by rehab funding, I wrote above that the proceeds are just a couple million after closing costs and commissions.

Personally, I'd prefer dollar-tree ones (if basic, uncluttered look) over none in the room (bedroom, whatever) because I want to encourage trash being put away.

Everyone prefers that, even when going through the Jungle. 

It takes longer to realize, but the gain is worth so much more than a couple hundred dollars of cash flow a month.

I've largely stayed away from the "sub-to" buz word, but I have done a couple sub-to flips knowing that I only needed to hold onto them a couple months and I was prepared to pay off the notes if they were called.Sub-to for long-term hold on the other hand has me nervous. 

DLP lending fund and DLP preferred credit fund = In solo 401k (roth or traditional) because they are tax inefficient.

You shouldn't be ripe for a HELOC for at least a couple of years.

I don't include non paying Tenants because I like a small slice of positivity in my life and prefer to think I did our screening well enough that all our Tenants are paying.Cheers! 

Moreover, they'll push to close with their preferred closing attorney, which shouldn't necessarily be a deal killer.

I am more than willing to do something like this on my own in the next couple of years when I am ready but we are looking to get started now.