@Bradley MairThe strategy involves buying properties as primary residences, resulting in lower down payments and better cash flow.

I’d love to have real estate provide some financial freedom/flexibility and create a portfolio that I could eventually get my kids involved with and pass down to them, but I end up feeling frozen/stuck based on the factors above. 

The BRRRR strategy and tax lien investing are both great approaches, especially when you’re getting started and want to maximize your investments.I’m involved in the investment real estate space as well, primarily focusing on new construction duplexes in downtown Indianapolis.

But you'd have to be quite involved initially, especially to get access to better SBA lending. 

Since there’s no recorded lien and they weren’t involved during the foreclosure, it sounds like they’re pushing boundaries by attempting to enforce something without proper documentation.

@Zach RumfieldEstimating an ARV involves using public sales data, subscription services, local tax assessor's website, real estate agents, CMA tools, and local appraisers.

I’m going to lend  to a few people I know with LLC ‘s  on some mortgages and receive interest , I am not putting myself out to public lending just some commercial loans as LLC single member pass through  , do I have to pay local taxes in Florida , I have no brick and mortar , no employees , just LLC in Florida and live in Texas , there is no work involved I just receive interest .

I have an attorney in Illinois (Sottile and Barile) who we use that might be able to provide some assistance on this as it could get complex in regards to the situation - especially if any of the current deed holders have children involved.

If anyone is open to sharing advice, offering guidance, or involving me in hands-on work that could enhance my learning, I would be very grateful for the opportunity.

Work for a lender as an underwriter so am involved in RE everday.On BP to learn more and learn from others, interested in finding a mentor here.