Every GP, real estate investor, makes mistakes, doesn't time the market perfectly etc, looking for the perfect is the enemy of the good. good REITs right now, take a look at ADC - agree realty, does multi-tenant triple net large shopping centers and has better growth outlook than Realty income-O-, 6% vrs 4%, which is also great company, both stand to benefit from low supply of retail space, last 5-10 yrs construction-wise, and thus better rents going forward, and interest rates should fall near term, lowering Cap rates and increasing underlying asset values and sales proceeds (only hold REITS in a tax-sheltered account, 401k or IRA, due to high taxation of the dividends-ordinary income) Good Luck

The icing on top of these joys - to the extent the property is depreciable in the hands of the recipient - it is an ORDINARY gain, and not a capital gain. 

While you are clearly frustrated and understandably so, your situation is not as cut and dry of that of an ordinary landlord.

Briefly, willing to find lender / co owner / investor who might be able to finance 100% of costs & take more profit than ordinary lender.  

@Marina Wongmoving your SDIRA into Solo 401k would be beneficial for several reasons, but the tax impact on distributions would be the same: you have to pay ordinary income tax on distribution regardless if you pull it out from an IRA or 401k. 

Why don't you use a bit different model where your potential clients can pay perhaps $250 (or a bit more if reasonable but no more than $500) for an hour meeting to talk to a real CPA who has been trained by you and determine whether or not they can save me money on taxes such as capital gains or ordinary income or passive income by forming structures that makes sense for using up various deductions and write-offs to the fullest extent to off-set the various sources of income and let them show me how they can eliminate my taxes down to minimal to zero in that quick session, it is like a preview session to what is possible given my actual data. 

After that, tenants take responsibility for "ordinary" pest control (things like mice, ants, flies, or cockroaches). 

I think he's referring to it as treating the income as capital gains instead of ordinary income.

A common way to build a portfolio quickly is to use creative, out of the ordinary, purchasing techniques.

I never caught anything out of the ordinary.