what kind of investment was/is this  a little more detail may protect others if you think this person is a financial predator.  

My conversion rate was higher because they kind of look like a wedding invite.In regard to lenders, join meetups and local facebook groups and ask for referrals.I’m doing larger commercial deals now and found I wasted a Ton of money on direct mail.

If you're not meeting the 500 test, you will need to track the time of each person that performs work on the property. 

I actually had a fire MYSELF, yes personally. 

@Tanner Davis If you want to pursue either a fix/flip or BRRRR strategy, it sounds like you might need to find a partner/investor that knows you well and believes enough in you as a person to invest money in a project. 

Many Realtors will suggest purchasing a property using a FHA Loan, to reduce your out of pocket money.

When your LLC takes a loan, expect as members to personally guarantee the debt.

Or a personal loan if interest rates aren't cost prohibitive?

Tell me - someone selling their home to your son, Subject-To - is this a person who has made good life choices? 

Like @Vince Scipione said, good for you for being a decent person!