OK here is my situation, I'm 26 years old with $90k I'm willing to start investing in real estate with, I have zero debt and near perfect credit history and not much liabilities in life at this point......no house, still single, no kids etc.

Looking to invest in states like Texas, Florida, Tennessee or any Landlord/Tax friendly states.Any suggestions would be very much appreciated.

I would not partner with someone to build, too much liability if the house sinks or gas blows...

I've paid my property taxes online with these cards.

@Christopher SarmientoHow was the 50k estimated tax calculated?  

If you are doing conventional or agency financing, the lease will be added to your liabilities and included in your DTI. 

The life estate will spell out the obligations of the step-father (taxes, utilities, insurance, upkeep - or even a base rent that you could use to cover those costs).

I don't ask for SSN and also personally have never provided/been pressured to provide them myself when I used to rent, and honestly don't want to open up liability for having to keep someone's SSN either.

What I have done in this situation is I acquired the property and then had the individual sign a long term renewable lease and the cost was $1/yr + the costs of insurance and taxes. 

People file LLCs out of state all the time - an example being filing in Wyoming or Delaware for liability protection purposes.