This seems like a lot of work to save 15% of $35k in taxes (Less than $5k.) especially if you have transfer taxes or title insurance, or you convert your long term 15% rate in to your son’s regular income tax bracket.I hate paying taxes as much as the next guy but this lemon isn’t worth squeezing.

I would just pay off the arrears, pay out your equity, and transfer title. 3) Sell on the market, but then you'll lose some of that equity in closing costs and commissions. 

@Sam Rogers A Deferred Sales Trust (DST) allows you to defer capital gains taxes by transferring sale proceeds to a trust in exchange for installment payments, offering tax deferral and reinvestment flexibility beyond 1031 exchanges.

Force yourself to be as concise as possible and to limit the size of the pitch deck, investors will appreciate this and will likely view you as more credible if you include all of the key data i.e.

I pulled data from VRBO for similar 2br/2ba  units in the complex and by my calculations the nightly rate on average would come to $208.

Happy to share data and insights in the area.  

I know you said why but I mean, what does actually transferring the units accomplish? 

Eventually, I would like to transfer the property to an LLC. 

LeadSherpa is a good service i had a lot of experience with if you want to go that route.The two best strategies I’ve found are inbound methods: direct mail and Google Ads.Direct mail can be expensive, but it can also yield highly discounted properties.Google Ads, on the other hand, doesn’t require data extraction like calls, direct mail, or texting.

However, you’re likely to find newly posted properties that haven’t yet reached online foreclosure data providers.Public records won’t have pictures of the property, but you can get the address.