I've had positive experiences with IPX as a qualified intermediary.

If so that will give you equity and some ownership stake?

Actually, the way you describe SubTo can be called "equity skimming".

Moreover, for someone in your position just starting, it's best advised to partner with an experienced individual to mitigate risk and adequately learn the process.

If so, this serves as a great example of how much the market has changed - if someone were to buy this property in 2025, it would have significant negative cash flow, whereas you have positive cash flow given the price point of purchase in 2021.  

And I'd add talk to local investors for positive and negative feedback, someone who is not trying to sell you anything. 

Really expedites the time it takes to reach FI when you can completely eliminate your housing payment and get into multis for such little down and start building equity/cash flow with each one.

Is it a wrap note, where your seller-carryback note incorporated the first position note and the buyer pays you in full every month, and then you pay the first position lender?

That being said my residential rental will have a positive cash flow of $500 and I plan to rent out this other side of the duplex immediately and will have a balance of 600 to cover for the mortgage.

Hopefully in a positive and helpful manner rather than judging and criticizing like some, which thankfully is pretty rare.