The seller is not very tech savvy and is going through some life issues so he isn't being very helpful in this.

With some of my clients, I've seen discounts of 30% to 90%.Here is a real-life example: I invested in a $50K note; it was second TD but with significant equity (over $200K) protecting my investment.

I It's good that you found a strategy that works for you, and definitely certain demographics and types of people in their life.

Rud, Syndication deals (and crowdfunding deals which are essentially syndications that are allowed to market over the Internet) can be set up in numerous different ways.So there isn't going to be one single answer for this.To answer your question, I am not an accountant and you should always consult with your own tax accountant before making any investment decision.

I have a Indexed Universal Life policy that is 7 years old.

We started looking at coaching programs and some of these things just seem ridiculous at 20-40 grand, and some seem more like life coaching programs as opposed to real estate programs. we don't want to syndicate we really would just like to find someone that we can bounce deals / ideas off of and have them assist in underwriting and giving us a better sense of security that we are doing the right thing.

Can you build and sell 350 in 3 years and then give me lifetime revenue stream on I guess lot rents for the rest of my life or do you exit year five? 

Quote from @Christian Bobby McLemore: You're 21 and you've been building houses your whole life?

I've lived here my whole life and it's awesome place for real estate. 

First off, congrats on the soon-to-be dad's life—huge milestone right there!