I don’t know if innovative per se, but I’ve been investing with smaller amounts (5k-25k) into large multi million dollar projects by leveraging the investment club model.

It’s harder to BRRRR in the Tulsa area now due interest rates, you definitely have to buy at a great discount in order to be all in low enough toget all of your money out and the rents have to be high enough to still cash flow after all expenses (PITI, Mgmt, Vac’s, Rep/Maint, CapEx, HOAs, Util).Based on being “all in” $120K in order to BRRRR and still cash flow at least $300 mo:$120K cash out amount - at 7%/30 yr ($150K+ ARV)PI = $800 mo + Taxes $150 + Ins $150 = $1100mo PITIRENT would have to be at least $2000 mo- $1100 PITI- $200 mgmt (even if self mng, it’s exp for time)- $200 vacancies- $200 Rep/Maint & CapEx= $300 mo cash flow.

Would have to go through a court process if want to negotiate a different amount 

That's the maximum amount we will pay for the note.

Selling a primary residence and then buying it back as part of a 1031 exchange could raise red flags with the IRS.Your parents have a valuable opportunity to defer a significant amount of taxes by utilizing the $500,000 exclusion on their primary residence.

Terms are not going to be super aggressive due to the fact that the rehab amount is larger than the purchase price though.

Yes, you will have to pay taxes back for the depreciation amounts should you sell in the future. 

I would say that multi-family would be the easiest to wholesale due to how many there are in each metro market and the amount of MF buyers nationwide. 

Once we had the home inspection I was able to have the seller credit us at closing $8k...of which the escrow could not credit the entire amount and so I had the seller write up a personal check for $2000 How did you finance this deal?

Large MF and NNN commercial properties require a higher amount of equity than most other investment properties.