When I finish filling the last property I will be bumping close to 10k profit a month from them. ( after I pay off some credit card debt I used for my business) Since I have rolled most of my profit back into the business and doing rehabs etc I don’t have strong tax returns.

I have circled the house in red.Personally, from the numbers so far I don't think there is much profit to be made from this house since most of the comps are much lower.

It was almost difficult to NOT make a profit 

And then take those profits to some day buy a multi unit complexBit even then seeing cap rates of even 20% just seem like so little money for so much bother But I guess we each pick our own poison lol

You'd probably be better off helping your mom sell the house, avoiding capital gains, splitting the profit with her then using that money towards a down payment for the next property. 

Wow 5.65 is pretty high dude, but as long as the property profits it’s kind of irrelevant.

People tell me you need to buy properties in really bad shape to flip profitable.

In 50-100k increments to diversify your risk.

I have done lots of owner finance deals in the past just paying a preferred interest rate, but have been hesitant to take on partners that share in the profits.  

Even if the heavens align and you pull it off where everyone is paid and you make a tiny profit they will expect it again the next time over and over.