The deal will leave the seller at your sons mercy for decades (the life of the loan).

I own a mortgage company and know PennyMac. 

Hello everyone, I am reaching out to the BP Community for suggestions.My Portfolio100% owner of 7 SFH PropertiesGP in about 30 SFH properties(of which I own somewhere between 25% to 50%)All but two properties are managed by a PM CompanyNet worth of the above is about $2,000,000 - $2,500,000My IssuesI have many SFH's - Which take up time(Currently spending time paying property tax and insurance, requesting quotes on insurance policies and overseeing the PM Company(approve rent increases, approve renovation projects, etc).They also take up head-space(having to remember property addresses, remembering when property taxes are due)(I have reminders/systems but something I would like to reduce)Goals1) Spend less time on Real Estate2) Free up head-space2) Make $240,000 annually from real estate(Which I think is not to hard if I can increase my net worth and can get an 8% return)Possible Solutions1) Sell all the SFH's and buy 4-Unit Properties to take advantage of conventional financing2) Sell all the SFH's and buy one large apartment complex3) Sell al the SFH's and invest in syndications4) Sell all the SFH's and purchase stock / bonds5) Continue to hold all the SFH's6) Any other suggestionsOther Considations1) Should I consider private notes?

Step 1: Ensure you can get financing (is it a cash purchase or will you need a loan). 

With LLC Owner Match, DealMachine connects people to companies and companies to properties allowing you to find the owner or registered agent for nearly every corporate owned property in the country.

I have two rental properties through the VA loan being military.

Conventional Loan How did you add value to the deal?

I am considering doing this with a 0% APR credit card to avoid a loan. 

If they have a good interest rate it might be worth looking to see if you could assume their loan to take advantage of the lower rate.  

My company is actively scaling in the multifamily space, and partnerships are at the core of what we do.