Any time you sell a piece of investment real estate you do a 1031 exchange which lets you use the gain for your benefit.  

But sub to and creative is a very hard place to start because there isn't a distinct metric in list building that can be sure these people are open to seller finance.

Tenant screening is a challenging, but critical piece to being a successful landlord / investor.

But the other piece of this is the loan amount is really small.  

But, in the note business, if your marketing piece is good enough AND (this is key) you are mailing to a QUALITY list of BONA FIDE note holders you should be able to make AT LEAST $2,000 for every $500 you spend if you are brokering, for example.P.S.

The information you get from the internet are pieces here and there, with no continuity between each piece. 

My best piece of advice is to educate yourself first, talk with a lot of sponsors, and underwrite a lot of deals.

Break the job into pieces and pay them after each is completed.

Jason Hartman has pointed out that interest rates were so low before the recent increases, that buying was like going back in time and getting a mortgage in ~2011-2012.so... it still feels like the fragility of the current group of people who already own is a bit overstated.this is the distinction between the market being unaffordable (it's very unaffordable) and unsustainable (maybe it's unsustainable?)

Remember: Insurance companies want you to pay the bill and when it comes to their turn, will do everything they can to NOT pay.I would get clear on that piece before proceeding further.