Insurance complications, code upgrades, and local permitting processes can add time and cost you might not initially expect.Since you’re still getting your finances in order, it might be best to keep this one as a mental exercise rather than a real pursuit.

If they are ok with that, don't complicate it with also adding a profit share.

SubTo is far more complex and complicated than a purchase with mortgage assumption, by a multiplication factor. 

If you are familiar with the Dunning Kruger effect, you are at the point where you think you know more than you do and have not realized it's a bit more complicated and nuanced.

Your "guru" on Youtube or Facebook said it was okay to do "put your favorite technique here". 

This direct method might work in small or informal arrangements, particularly with buyers you know and trust, but it increases the chance of legal and financial complications over time.Establishing an escrow account as part of the transaction is also strongly recommended.

This recommendation is not merely a procedural formality; it serves as a significant safeguard against potential future complications, primarily concerning liability.

I've partnered with several contractors over the years (before I got my own license) and it is very normal for the contractor to be paid for materials and labor, even if they are doing the build "at cost"It's complicated and as other have stated, you've gotten yourself in too big of a mess to be sorted out by some people on an internet forum. 

When you get into large TIC's with lots of investors that use debt it can get complicated.

Either its too complicated or you have an alternative motivation for repeatedly putting out this false information.