He paid 930k all said and done and its hard to believe the property gained 600k which would come out to about 1.5ish mil in 9yrs granted it is in a pristine location. 

If you're going to ask your mother to sell her cap gain tax exempt primary residence on payments, at least let her make some interest. 

How many have successfully used the Brrrr strategy and built a passive income from 4 to more properties in the matter of 2 years?

I have posted a few times and I will admit that I have not read all the rules so I am going to post carefully.... hand one "flagged" in the past but no understanding as to why.I have been investing in RE for many years in a passive nature but just sold a couple of homes that were deprecated out and made some good money and thought.... if I had only had done that x 10 I would be set.I recently attended a $250 3 day event after attending a free 3 hour event. 

So you could gain $35000 annually in noi plus appreciation plus tax write offs and exchange that for living in a $500K house for $2500 a month.  

Family/friends isn't an option for me, and I don't want to go the self directed IRA route because there are too many benefits I can't give up on (loss of passive loss deduction, can't do work int the rental myself, can't even save on commission as a real estate agent apparently).Thanks for your thoughts.

first you have to decide what you want to do in the note business.. what most of the responses are talking about is buying bad debt.. and 2nds at that which this is the most risky and the most work..if your looking for work and risk and job then that kind of note investing is for you.If your looking for Passive income with no work and Limited risk then you simply need to align with a great HML who takes on private clients or those that understand where performing notes are generated.. we have done over 1700 performing notes for clients that last 5 years and really don't advertise at all. simply because once you get conservative investors in your program it just feeds itself.. deal flow is the key right now.. most have a hard time finding quality. finding defaulted seconds is easy.. and the most risky. 

@Pandu Chimatait is unclear from your post if the total gain is 20K or if you and your partner each have 20K of gain.If we are talking about 40K of gain - you and your partner would be saving $12,000 of taxes(based on Dave's suggested federal and state tax rate).After an approximate $1,000 fee for the use of a 1031 intermediary - there is a potential of $11,000 of savings if you do a 1031.It is something you should consider if you plan to continue investing in real estate.

Cash on cash return - grow your portfolio - appreciation - monthly passive income etc...?

It doesn't cash flow but I just about hit even each month, while gaining equity and making improvements along the way... which is way better than throwing money into rent!