Your name and credit would stay with the existing note, which you would keep paying on - ideally yourself with money you receive from the "buyer", because if they don't pay your credit is wrecked and your house is in foreclosure.If you search on here you'll see everyone and their brother looking to do Subto and it's a nightmare unless the buyer has the funds to pay the note off if/when the original lender figures out you don't occupy the property any more and are attempting to do what you want to do, since most loans are going to specify that performance.  

Fortunately, we didn't lose money on this property but just broke even.

I don't believe raising QOZ money for entitlements that would be resold 6 months later would pick up traction.

People pay a lot of money for advertising, so here is your chance to gain valuable "real estate" for free (or for the cost of a sign).

If you're looking for ways to accelerate, consider these options:Seller Financing – Some sellers may finance a portion of the purchase price, reducing your need for a large down payment.DSCR Loans – These loans focus on property cash flow rather than personal income, often requiring only 15% down.Private Money Lenders – If you can find a PML willing to work with you, you may be able to put less down.Partnerships – If you’re open to splitting profits, you could bring in a partner who funds the down payment.Since you’re okay with the slower path, just keep stacking cash, but these might be worth exploring to move faster!

He is right, guarantee or not, Joe owes you the money back

I’ve built a solid network of contractors, hard money lenders, conventional/DSCR lenders, and property management companies that serve as my trusted boots on the ground contacts in Memphis.

Leave your price too low and you leave money on the table, too high and your occupancy will be abysmal.

Cash out: $55,000All money out plus roughly $3,500 in pocket.... principal and interest $767/monthCash flow estimated at roughly: $200/monthMy plan would be to refi around year 4 or so before the adjustable rate kicks in.

If money becomes cheaper and homes become cheaper, time to start adding to your portfolio.