I have sent a letter of inquiry to some of the supposed charitable foundations.

There are most likely charitable organisations in your area that can assist you in this endeavor as opposed to investors.Charity and business are at opposite ends of the spectrum.

You can look at other tax planning options if you do not plan to remain in real estate such as: Selling/cashing out and paying the taxes Selling with a seller carry back note (defer some of the taxes over the term of the note) Selling through a Charitable Trust (avoid the payment of most if not all taxes)What are your goals and objectives?  

Do I need to go through a charitable organization?

If you want to also give on some rent and take a charitable deduction ( check with your CPA) that might be a nice thought.

Consider sending mailers to charitable groups/churches: They frequently receive gifts of real estate, but they’d rather have the cash 51.

I could do a 1031, frankly, prices are too high right now and this is not what I am interested in.If I donate this to a charitable remainder unitrust, say at 7% (I'm 55, wife 50), without depreciation considerations my tax deduction is around 10K.  

You will be required to put down 3.5 percent, but the money can come from a family member, employer or charitable organization.What kinds of properties qualify?

If that weren't enough, Obama promises to raise our taxes; raise corporate taxes; diminish the home mortgage interest deduction; diminish the deduction for charitable giving; start a new socialized medicine entitlement; and enact a disasterous cap and trade system that will raise utility bills for EVERY American and raise fuel prices by $2 per gallon!!!

Charitable Donation?