Create a "personal captive" Qualified Opportunity Fund (needs to be a partnership or corporation -- not a single-member disregarded entity). 

A partnership might work but you need to be able to provide value to whomever is lending you all the money.

We stay away because we would rather bring what we like to eat everywhere we go in thermos bottles and it is like being on a romantic picnic every day vs. sitting and waiting in noisy restaurants.  

@Tom Canterino Partnerships and joint ventures are tricky.

There are a lot of moving parts and economic tranches of financing usually on the Federal, State, County levels along with private partnerships to make it viable. 

With knowledge and a decent network of people it becomes a matter of figuring out not just what those people in your network can do for you, but also how you can help to enrich those people.So with that I say, even if you don't hit your 5 million mark you will have developed some good partnerships and friendships and have the knowledge to start from ground zero if you did "lose it all"as far as investing, I would probably do a few flips until I could find a b r r r property.

The only way to avoid that is with a Member-Managed LLC or general partnership structure in which "all members are responsible for actively generating their own profit", and all are responsible for management of the company, which could include opening and closing bank accounts, contractually binding the company, etc. 

Could someone please tell me the different tax implications of income from a) my single family rental and b) the income I receive from my k1 partnership in a multi family apartment, and c) income from loans made I.e mortgage notes.

If they do not want capital gain taxes on your investments - then it's not going to work with a 1031, because they won't be able to 1031 their interests in a partnership, which is what most syndications are.

Partnership How did you add value to the deal?