Seller financing is a very viable option but it will not defer the tax only delay and spread it out and the recapture of all depreciation in the year of the sale can be a major sting if that property has been owned for a long time.The track that most of our clients will take at the retirement stage is to continue to defer the tax on gain with one final 1031 into a completely passive 1031 compliant investment. 

I am a graphics designer and put together some stuff to help improve communication, transparency, and trust with my clients through it.

I wonder if someone, who has had hands-on experience with arranging an owner-occupant loan for non-resident can help out my clients. 

This would help direct me as I begin to roll out my own services with the hope of adding value in a unique way to investors. 

We have for years discouraged potential clients with visions of some "scheme" to use their own efforts or a quid pro quo arrangement as a means to move value inappropriately into an IRA. 

Too often, I see my clients make sell/hold decisions without taking into account taxes.

I'm now a licensed real estate agent with Exit Realty Metro (MN) and Homestead Realty (WI)) I am by no means rolling in cash (and proudly enjoy Sports Clips haircuts and obsessing about airline miles for my vacations) but real estate has helped me catch up on my retirement savings and provides a nice second source of income, which helps me stress less about taking on as many clients in my day job (or charging those clients a ton of money).My day job: I’m a political consultant that has managed campaigns, led field programs, designed trainings, or consulted on over 50 campaigns in 18 US states and 8 countries.

I can definitely see your point, but in my experience most out of state clients have great hearts and really want to work with their tenant client.

I also make a pretty nice living with my W-2 job, but dont feel fulfilled working for shareholders and ungrateful clients. 

Once you think the numbers work then start calling people that are running ads and one conversation Should lead to another and hopefully you'll find enough reasons to fly out and meet some new contacts.Account Closed is correct there's a broad spectrum of deals to buy from a total gut job to a full on turn key program.I'd definitely stay away from fix and flips in the beginning and look at light rental grade rehabbs to full on turn key.The most important aspect of out of state rentals is the property manager, for this reason I finally decided to partner with a management company in Michigan to help protect mine and my clients assets.Ohio, Michigan and Missouri are still under valued and offering good returns.The detailed kind of information you're after is more of a phone or sit down conversation.