Wouldn't hurt to consult a tax pro just to make sure there isn't a more tax effective strategy but I don't think lending provides any tax shelter.

A mentor of mine told me that I was charging too little for the amount of value I was providing.

As for non-bank loans, I'm familiar with a loan program that provides 100% financing, but it requires a minimum 650 credit score and proof of funds covering 12 months of interest.

An unencumbered outlook is therefore necessary to provide some comfort in the gnarly world of distressed property.

where can we find places-websites to analyze areas that will provide positive cash flow?

Found T&H realty services to be pretty interesting as they provide both buyer brokerage service (to help me find deals) as well as do property management i.e. they are not full turnkey provider necessarily, but reduces some of the hassle for me I guess as an out of state investor. 

Quote from @Danielle Levy: Lesson learned: provide the full story up front and you'll get better advice.If you feel there's a case, put together all the evidence.

@Sung Yu You can 1031 exchange your fourplex into a single-family home, provided it’s initially used as an investment property (rented for 1–2 years) to meet IRS requirements.

As we age much of a fear is being a burden to our children.When we are raising them we strive to provide for them.

The seller was willing to take a secondary position on other property assets and provide a 3yr 4% interest on his loan.