$800 excavator and operator, $400 oil "disposal" (likely involving them reselling at a profit). 

We are planning to split profits 50/50.

Made $80k profit from the sale in a bad market which I split with the money lender. 

Or should I just make the transition painless and wish her well? 

If I sell the house now, will I need to pay TAXES on the $90K as though it's profit?

BUT... that 6% commission is a gut punch to profits and I know plenty of investors have decided to brave the world of real estate marketing themselves.For those intrepid investors, let me ask you this: if you're buying who drafts your purchase contracts?

I think real estate work will be an easy transition for you.

Thus the "turnkey" seems like a possibility if they work, else finding a "team" to find good properties that have the ROI to make them profitable but not sure on either of those as ive only been doing real estate local to me in AZ (we find them, buy/rehab/rent and run them( no management company)). 

SFH - offered 75k (listed 70k they already had a full price offer)Reno budget - 40-50k (thats on the high end)Comps - 185-210kHML terms - 25% Down, 4 points, 12% - not too happy with the points, but its my first one, can't be took picky.Down Payment/closing cost/points, etc - 40kPotential profit - 55k

Our goal is to build enough wealth over time through multi-family RE investing to achieve true financial freedom and in doing so, transition to RE Investing full-time.