My opinion is this (formed from personal experience investing in just about every way possible - house flips, wholesaling, short term rentals, long term rentals, new construction, NN commercial, NNN commercial)The most passive way to invest in real estate is buying a NNN property and outsourcing the administrative work (invoicing the tenant, paying the tax bill, etc).

I guess my goals are pretty dang low by these standards.

@Michael Dang Thank you for the word FOCUS.

Dang $1K just selling leads got to get into that.

I heard everything is bigger in Texas but dang!

Given that the "buyer" entered into a contract that he knew he could not perform to, there seems to be a viable claim for fraud.The attorney is going to invoice for his time.  

And not a 1 of us LEGIT GC's will run around to pickup items you ordered, for among many reasons, were too dang busy running the circus; checking on jobs, designing job's, meeting with inspectors, running a project schedule, trouble shooting, meeting with suppliers, negotiating contracts, holding sub's accountable, vet'ing sub's, hiring, firing, all the everything that goes into making your project build possible that you don't see.   

But for Lender Purposes, they have to qualify you on the basis of what Income they can verify via bank deposits, Paid Invoices, etc. 

Seeing her heartache and I could not do a dang thing to help financially because I had been personally irresponsible with my own money.

Dang I feel for ya sounds rough!