ya it will be illegal for sure in the next 5 to 10 years and for many reasons.. not to mention predatory and unconscionable profits.

However, some investor's strategy is buy at a higher price for properties that have a high certainty of being redeemed for higher profits (eg properties that have a large mortgage that must have made clerical error...

I was going to record a memorandum for the down payment and outlining that we have an agreement that I get the full profit of the deal once sold. 

When I'm looking at Colorado STR potentials for our clients, and reviewing AirDNA numbers, it's not chance why the most profitable properties are what they are.

I.e. flipping a $100k house may yield you 30%, but that is only 30k profit, versus flipping a $1mm house at 20% profit, where you make $200k.  

In Minneapolis are making it very hard to be profitable.

To me its more a learning experience, hopefully I'll find it a good and profitable experience.

I am considering whether asking  the bank for a loan over the property to use this capital to buy another fix -flip property   Or to sell the property,  ( maybe  wholesaling because closings costs would be expensive leaving no profit left)  I am here to read your ideas on this.

We will sell the home in May 2025 when my son graduates, and I will share the profit with him.

Solid profit on the deal in the end.