My biggest question when I was researching all the programs was "If these people are so successful at what they do, why are they charging so much for all of this and always trying to upsell?" 

I feel like there's still people trying to make BRRRR deals work close to the city and the truth is it's nearly impossible given prices, rates, and the cost of construction.

A lot of people go in expecting these programs to completely change their lives. 

Let her sell it as she won’t have a taxable gain which you will have if she gives it to you and you sell.

Tell me - someone selling their home to your son, Subject-To - is this a person who has made good life choices? 

Selling?

If you want to grow a portfolio, the math is clear, you must sell to Pyramid UP. $250mnth is not good performance.

But I guess to answer your question, I find people who are going to foreclosure.

You might want to find local rei meetups to meet people in your market that are doing deals. 

The house, if listed to sell, would likely be in the $320k range.