HI @Elle Nicole Grunenwald  - What you do depends on your goals  and your tolerance to risk.  

At 6% plus closing costs plus capital gains plus rehab plus carrying costs plus time plus risk.

Regarding an LLC - My take is an umbrella policy will cover your risk for 3 to 5 SFHs. 

This takes the risk out of the investment for them.

you could try syndication. spread the risks and costs.

Why risk the DOS clause activation?

They are probably contractually bound with the auction company to carry out the auction, but it would at least put you in the front of their mind if the property doesn't sell at auction.

Also, what is the risk of bank calling the loan and what happens if they do.Balance $102,500As-is value 125k (with minor repairs)10k repairs ARV 130-140k25-30k repairs ARV 160kPITI is 1,000Market rent 1200-1300.I would love to hear your thoughts on what would be the best scenario and what you have done with subject to deals.

   $1.5MM25% Down would be $375KIt was suggested to me to speak with the owners (who I know - they are personal friends) about Owner Carry for $250K.Does this mean A) The $250K is subtracted from the original purchase price and therefore I would have to come up with 25% of $1.25MM  or..B) Out of the $375K down the owner would carry $250K and I would have to put $175K down on the deal ?

I'm not risking my 💰 on somebody else opinion.