When the gain from an installment sale of depreciable real property consists of both unrecaptured Section 1250 gain (25%-rate gain) and adjusted net capital gain, the taxpayer recognizes 25%-rate gain as payments are received before recognizing any adjusted net capital gainThis “front-loaded” allocation method is consistent with IRC § 1(h)(3)So depending on the amount of down payment, all the recapture might happen in the first year. 

Lastly does anyone offer some type of coaching I understand time is money willing to do what it takes to add value to someone who is proven so I learn what I am missing,

I think it is important to recognize the difference between low inventory and low activity.

They will have also proven their abilities to their friends through their past life choices and perhaps work performance.If you're having trouble with certain prospects not taking you seriously, you need to let that go that's their issue, not yours.

Ive been using reonomy for off market properties and has proven useful, just wanted to see if costar provided the option to search for off market properties as well and how good that information was*edit* this is for finding possible commercial listings

Some lenders want the property to have a proven rental history.

And that's counting several that were designed to fail so the exchanger could recognized the gain in a later year. 

It is taking a proven process (I have one, so does Mike Wagner, Scott Krone, Henry Clark) and working it again & again until you win.  

Find out if your state recognizes series LLCs.   

The problem for most people is they fail to recognize the opportunities for what they are and therefore miss the ride entirely.I would second @Adam Tafel's point that 2-12 units is a big spread because the loan vehicles you're going to utilize for these assets are drastically different.Consider focusing either on 2-4 units or 5+.