Or would the sale be considered to have already happened 3.5 years ago, the owner-financing be considered a loan, and only the interest on the loaned-out money be taxable?  

I assume if you have already sold the attorney has been holding the money?

A few other things I'm considering;- I don't need the extra cash flow to live and am just approaching it to remove the high mortgage interest, but also hedge risk that the current stocks might tank in a few years.- Could take all current cash flow and a few thousand a year to pay off the property in 5-10 years.- Hold for a bit and 1031 into something else but am fairly confident there is not much appreciation to come on this property.

But the real secret to making money in real estate is finding the right properties at the right price—and that's where off-market deals come in.Off-market properties typically cost less than those listed on the MLS because sellers are often motivated by reasons other than price, like financial distress or personal circumstances.

An investor needs to generate a return for spending the money and taking the risk to turn that place into a something a tenant would love to live in.

NOBODY cares as much about your money as you do 3.

Hard Money loans have been the downfall of many new investors. 

I'm having a very hard time with them and on the verge of losing my earnest money on a house purchased to flip.

Just know that you won't make any money on the land for a very long time in most cases.

They retired because the rent covered the payment and left money in their pocket.