So in a proposal to me they state the profits can be re-invested (or used to repay the investors, or to reinvest somewhere else at the GM's whim, is it reasonable to assume I could even pay more tax than my initial investment?

Yes, I changed my business model based on SAFE Act legislation and it's ripple effects on my state's foreclosure laws (and documentation, workout requirements, etc.)

That's why I though that having such a short balloon for the buyers to pay off could be a dangerous situation for them...now I realize that is mostly for me, as they would just walk away and leave the time-bomb in my hands.Yes, and I'm relying in that the upside down "status" of the house by aprox 3K wont be an issue when they get ready to cash out.Regarding the Subject-To and Wraparound mortgage...Isn't what I wanted to do similar to what you proposed in your original post?

Each state has the authority to enact its own legislation governing commercial transactions, which means there can 50 different laws governing a certain type of transaction depending on what state you are in.

I think my ideas above inlclude more risk than your proposed strategy, but its worth considering and running the numbers even if you conclude that path is not for you.

You would be more likely to get something like a 70% first from a bank, a 15% owner carry and 15% of your own cash into the deal.If she's open to it, propose just doing a wrap mortgage.

Two Senators have proposed a bill where foreigners can buy a Visa if they buy $500k worth of real estate.One significant detail to this proposal is that the individual can break up the $500k.

The single family play is more the break even in cash flow (sorta like what you proposed) and hold out for equity appreciation, eventually selling it to cash out or cashing out on rents when you own free and clear in 30 years.I'm more of a cash flow player and thus look at multifamily houses.

Here is what I am proposing to him in the next day or so.

Compute all your costs with your proposed purchase scenario.