Nice folks and a lot of knowledge to go around. 

Focus on Education and NetworkingBuild your knowledge: Continue learning about different real estate investing strategies and market trends to make informed decisions.Connect with other investors: Network with experienced investors in your area to gain insights and potentially find partnership opportunities.    

You must have excellent connections, industry knowledge, experience, and project management skills to achieve this outcome for those numbers.

It’s great to hear from experienced investors like yourself, and I look forward to gaining more knowledge and making informed investment decisions.Thanks again for your support and encouragement!

All of these houses were purchased in distressed condition and remodeled extensively.

I would look at buying 5 properties using loans that have some sort of value add aspect in a market that I believe will appreciate at the minimum of the historic national average.This may be a rather boring and unflashy answer but I believe it would be the best money spent in my current knowledge and expertise.  

Regardless of legal nuances, I can tell you from extensive professional experience: Don will WIN an IRS audit for his Subject-to interest, as long as he can show that he made the payments.

Quote from @Michael MagnoThanks Michael, I appreciate you sharing your knowledge.

I never used a tax pro because extensions are so common. 

BP is a great community, a wealth of knowledge up here!