I want to help my son get off to a great start but I am also concerned what cosigning will do to my debt to ratio and I have been circling real estate investing for the last few years, ready to take a shot now.

I would see if I could put the money in escrow, and tell TWIA the money is earmarked and ready to go when you do close.You can also go to another bank.

When interest rates went up, I was having to leave too much capital in deals in my target market, usually more than my acquisition outlay and rent-ready repairs.  

Im ready to invest and just need to narrow some areas of interest down. also can you plz refer me to your realtor?

Because of "life stuff" I just may not be ready immediately.

not in Alabama, not in California. think about a down payment, closing costs, light repairs, rent ready costs, commission to the property management company, then you fix a dishwasher, then in year 2 the furnace goes. 

Next I reached out to an abstract company to update abstract but I don't know what they need to add on it from me end bc I am selling (not buying and getting a loan).I got a quit claim deed ready but I won't sign it until I get my money.Do I need to get an escrow company involved?

We are still working on the final two rental property renovationsHouse 1: Purchased for $95K, we put about $50K into it, it's currently rented for $2500/monthHouse 2: Purchased for $95K, we put about $80K into it, it's currently rented for $3500/monthHouse 3: Almost ready; Purchased for $95K, ARV $300K, Rental estimate - $3500-4000/MonthHouse 4: Rehab phase: Purchased for $320K, ARV $550K, Rental Estimate - $6000/MonthLessons learned?

And we are just getting ready to pass the septic licensing test which will help us save 6k to 7k per cabin by doing our own septic. 

true cash flow is only going to come either (1) after many years of ownership, when the property is stable and rents have gone up; or (2) with a completely different, probably tougher strategy or niche.think about a down payment, closing costs, light repairs, rent ready costs, commission to the property management company, then you fix a dishwasher, then in year 2 the furnace goes.