My loan terms are coming to an end soon and I can’t refinance as I’ve been bait & switched on terms twice now.I have to dump this place quickly before we get foreclosed on, which would pretty much ruin my investing career before it even took off. 

That would pretty much ruin the deal.Does anyone have experience with soils/foundations in West Denver?

You won't ruin your chances at future opportunities by doing a deal or two that maybe aren't the best or most profitable of all time.

And even when things are good you have to deal with people leaving you 4 star reviews because they “made a mistake and hit the wrong button” which happened to me today and ruined my day for about an hour.

You'll be 100% leveraged, meaning you have no skin in the game, and if you screw up you will lose the investment, possibly destroy grandma's safety net she worked her entire life to save up, and you can ruin the relationship.Smart investing requires financial discipline.

This is a path to wrought and ruin.

They have good credit they don’t want ruined and families they don’t want to let down. 

All things that could ruin friendships.

Doing something like creating an LLC with all 3 of you or such will actually potentially ruin that stepped up basis and put you in a far worse situation. 

Now soon after all this came to closure, the trees that I thought were so lovely almost ruined it all.