95% was rentals, now all private placement syndications & company partnerships.Other 5% is precious metals!

To keep my name off all assets, and yet offer ease of movement into and out of the LLC's for selling assets, I set up a trust to purchase each individual property (And another for every other thing my wife and I own, cars, clothes, Jewelry, guns, cats ...) 

You grow wealth fastest, because you essentially have 100% financing on your rental.....none of your precious original capital tied up.Back to your original post, during the 6 months on HML, you likely are paying interest only payments to the HML....then he gets his principal back at the refi.Beware of "seasoning" requirements.

I consider time to be our most precious resource, and will treat yours with an equal amount of respect as I do my own; namely, by not wasting it and by working to give value back to you in any way that I can.

You never have to worry about this with insurance because the insurer manages that risk for you by providing guaranteed cash values (their general investment account (GIA) invests in a diversified portfolio of stocks, bonds, real estate, precious metals, etc.)4) Liquidity.

Are other people putting money into your 401K, IRA, college fund, savings account, or precious metals account? 

Folks local to the DMV area know how precious of a gift it is be able to have a lead on a nice townhouse , to not have to compete with other buyers and drive the house price up, so that is the advantage i have here, and i consider that a gift enough , without directly inheriting the house.They arent hurting for the money, so im trying to think of creative or long term ideas, some things that come to mind:1.) lump sum up front (maybe using irs gift limits?) 

I am looking to minimize my time involvement since its a precious commodity for me.

Learned a lot on pricing out materials needed and on having the right machine for the job saves precious time and money. i had a back hoe ditching when i should of had a track hoe excavator, yes its more money but it would of saved lots of time

Attention and focus are the most immediate and precious resources that must be managed.