I do direct booking through the Houfy website, taking credit card payment by Square. 

I would say any rehab project would need to be fairly close to me.

Your son is responsible for making payments on time or ruining this seller's credit. 

If you're focusing on rural properties, sometimes local community banks or credit unions are open to these types of deals.

What would a fair cut of the profits be?

Sourced through the MLS and negotiated heavily with the seller to get price reductions and credits at closing How did you finance this deal?

Should We:Sell, take advantage of the capital gains law, move, and pay the mortgage off on the new house, credit cards, etc…?

For example, if I do S/P top stocks, I could get around 11%. but if I did real estate and I have a 800 credit score - could I do real estate and make it work harder doing turn key Multifamily. 

I would like to find a reliable wholesaler who has agreeable ARVs and Comps and leaves "meat on the bones", but of course still is able to have their fair cut of the deal. 

Two, you'll have a much easier time obtaining a mortgage product if you have a track record of W2 income.In the meantime, continue implementing the strategies you mentioned: save religiously, build your credit, pay any existing debt owed, etc.