If you rent for 3+ years you start to phase out your tax advantage to taking the equity tax free.2. 

Does quit claim deed into an LLC trigger any title tax?

I am an investor and I also happen to do some private money lending.

In real estate, you make money four different ways:1.

The market has shifted a bit and going forward you will need to be buying "off market" to make any money.

I can afford to have it be an investment for my kids and not cash flow for me, but I could also deploy that money elsewhere.

Tell the buyer to come up with more money down 

(https://learn.lofty.ai/en/articles/7025226-sell-equity-in-yo...)I understand I can also sell and do a 1031 - I've successfully done that once, and failed a second time (could not win an offer and ran out of time - had to pay a ton of capital gains tax). 

That is, unless investors are now willing to pay more than the 1% rule used to dictate.I know it will cost some time and money to get them vacant and fixed up, but the alternative seems to be to leave 10s of thousands of dollars on the table.

And by "institutions", I did mean more  in the way of 'institutional lenders', like banks or private mortgage companies as opposed to private or hard money lenders.