J Scott, one of the more respected authors/authorities on BP, provides scenarios in which wholesaling can be done legally and ethically.  

Do not rely on it for legal advice.

Additionally, since my parents are nearing the retirement age, I'd like to prioritize low-debt, high-cashflow deals.

@Cole Starin What type of take out financing did you line up to payoff the private money and get into long term perm debt? 

This eliminates the problem of increasing your debt and damaging your credit score.

But I’d’ also ask if the girlfriend is a legal US citizen?

Most lenders require proof of someone else paying the note for around 9-12 months so that the debt isn't counted in their DTI calculation.

https://www.biggerpockets.com/forums/51-tax-legal-issues-con...

Of course, every owner's situation is unique and factors like the legal entity involved, purchase date, adequate passive income that can be offset with the cost segregation study, etc., will need to be considered.

Just a follow up question, were you utilizing debt to invest, I have always been taught since a young age to try and not utilize debt (I come from a family of stock market investors, traditional business owners) where debt is not utilized as frequently which I obviously understand debt can be a very powerful tool and utilized in a great way its just something I want to avoid with my investments to an extent any suggestions for investing without debt or as little as possible.