But Focal is making more money than my kmart headphones.I would like to go into real estate on a focal level.So the question is: which niche market has the highest returns in real estate?

Im not a fan of seller financing unless that property is free and clear and the seller is offering reasonable terms NOT on money they have borrowed. just too many people get into this type of thing without understanding the whole picture, like title being moved into the buyer's name, due on sale clauses... etc. etc. also, just because its a very commonly overlooked guideline which makes financing on 3's and 4's a little challenging: FHA requires the property to self-sustain its own PITIMI by the rents.

If so, they can sell within 2 years and not pay capital gains taxes on the sell of the home.They could take that money and buy multiple rental homes in other areas if they wanted, or use the money to downsize in to a different home while still having money left over.

You say "no money down" for SubTo.

My advice is to spend money on her along the way.

It appraised for 320k which is obviously a great spread but you have to remember closing costs, carrying costs, hard money costs and the cost of the refinance.

(I also don't understand how you have a hard money loan with a rate of 7.25%...)offering an equity position that you then buy out in just a few years seems like way too much complexity and risk when you say you just need 30K. 

You'll find that rental property investing isn't scary at all and a great property manager can actually save you more money than they will cost!

My walk through estimate was roughly 60k, Hard money was 12%.

They’re spending money on Facebook or Google ads.