Full liquidation of partnershipI feel like we've exhausted all of our options, but still are struggling with figuring out the perfect solution.

You find a 20% 3-Year avg CoC to not be rewarding enough for a deal full of current embedded value?

Yeah, with you providing full financing, just make sure you transfer the money to your son first, then He Wires it to the title co.

I want to be a full time investor as soon as possible, but am fully aware this is not a business that happens over night.

He said "that game is full of sharks and you will get crushed - forget about it"  Well I figured why couldn't I learn to be a  shark?

The duplex needed a roof and full electrical rewiring among other things.I let the renter stay for free for the first year and he and I rehabbed the duplex.

Amazingly I've been able to travel the US and the world while holding a full-time job.

I also work full time. 

less than 24 months most 5% banks won't talk to you, you can work with a mortgage bank and get about 7%. depending on the appraisal value and putting down 30% you will be ok for a refinance but having them appraise for 30% more to take out the full OPM may prove difficult. 

:)  I also read your profile, great job from moving from an engineer to a full time investor, love it!