I didn't complete many of my goals (more specific), my real estate goals for 2014 enumerated:Cedric, you are to be commended for writing down your goals, keeping track of them, being accountable to them, and evaluating them in terms of past performance.  

You should not perform any sweat equity, nor should you handle cash flow.

I am now focusing on performing and non-performing note investing.

Eventually, you will have afew buyers who you know are real and can perform and you can call themfirst.Hope this helps.We personally look for 3/2/2 or larger north of Beltway 8 on the southside oftown preferably built after 1978.

I get paid on tenant performance, and if they don't perform, I will evict as quick as possible.

Generally, you will lose the EM if you do not perform per the contract.

I purchased a quad, a few duplexes, a 14 unit building, and a 10 unit building all with hard money and then later refinanced into bank loans or sold them as performing assets to other investors.  

We charge just a flat fee and I'll help you fully underwrite the income, credit, debt, ability to repay, so that you have a high probability for a performing note.

If not you could sell the note as non performing but would likely only get 5-10c on the dollar depending.Your mom also could  sell the property that she wants to your sister to live in and your sister, assuming she has good credit, could do a 203k loan to rehab the property.  

I sold a turn key near Irvington and it's been a good performer.