I went through several highs and lows but never really paid my money the attention it deserved.

I work probate and vacant properties but my question is, how are you gaining access to these other ones?

The seller will report a portion of the buyer's payments as a return of basis, a portion as taxable profit (capital gain), and a portion as interest income.If the seller owned the property free and clear.

Subsequently, I'm trying to develop a strategy, where I can gain a monthly cash flow on the mtg. pmt WITHOUT the risk.

Take care with the "events of withdrawal"of members, even a one member, as some, if not stated, will take effect by law.Pay attention to the segregation of funds and assets.

Now that I have your attention...

I want the IRS to treat this as a clear sale now so I avoid capital gains entirely.

I'm using this forum as a starting point to gain knowledge and meet new people.

Or that you are learning the US market after gaining some prior experience in Australia?

since Congress accepts one year and a day for the definition of a long term capital gain that is used as a basis for the 1031 two tax years.