Try to narrow down your options to the top 3-4.

At 90+ days past due, the note investor will be eligible for our buyback option, wherein PPR offers to issue a cash refund for the note purchase price less payments received (payments include principal and interest) in exchange for the non-performing note.

Apparently they handle all property repairs and maintenance independently and have maintained a perfect payment history, even throughout the pandemic.Lease Option Agreement:Effective Date: November 1, 2022Terms:Purchase Price: $165,000Non-Refundable Down Payment: $10,000Lease Term: 3 years (ends October 31, 2025)Final Payment: $158,000 balance due upon term completionMonthly Payment: $1,150 (no rent credits)I didn't see this to be a deal because if in a the best case scenario my $25000 would walk away with 2400 which is about a 9% ROI.

To do with other ppls money, you need that personal relationship with the money source and then they have to trust you in terms of market research, boots on ground, analyzation, contracting, and exit sale. 

I would have talked to them BEFORE cancelling the painter and given them the option of which way to go, but since you already cancelled the painter I would simply charge them prorated rent for the 5 days until the painting is complete and deduct that from their deposit.

Entering the real estate market with $10,000 is not only possible–but it can be achieved through innovative investment avenues like FRACTIONAL Real Estate investing or investing in TAX LIENS - research these two options. 

You will continue to be able to use all of the IRR sources. 

Guests normally don't like to be asked to cover damages that they caused and sometimes give a lower rating because we ask them to cover it even though they have COI that insures my listing.So I'm exploring the event guest screening option that they could put down the security deposit as well. 1.

That way you theoretically offer a better option for someone looking to do exactly what you did (live in one unit, rent the other one out). 

@Jon Fletcher There are basically two potential options. 1) Amend the tax return in the year of purchase and prove you used capital gains to purchase the property and 2) Sell the property to an OZF, follow the 20% related party rule and then the structure of the sale of the property to be able to reinvest the gains.