He was very happy to carry for me.  

Currently, we're unable to write off losses due to income, and have a significant capital loss carry forward. 

@Eric MichaelsAt Sheriff's sale auction, know how much $ down you'll need at time of sale, know your max bid up front and stick to it - don't get carried away.

What about a private lender if the numbers is right and has equity you can refinance it and have an exit strategy I did ask about the seller carrying the down payment, but the seller wants as little to do with the deal as possible. 

Maybe the seller would consider carrying the note for a few years.

You are trying to compare a gauranteed cash asset (life insurance) with investment vehicles that carry risk.

 A deal falling through is often a great learning experience that you will carry as you step into your next deal.   

If you have very high standards and you want to be involved in many decisions and are constantly being let down because no one carries about your properties more than you, PM sounds more appealing.

In case you weren't not aware, an improved or built-to-suit 1031 exchange allows investors to use a part of their 1031 proceeds for carrying out repair works in the replacement property.

@Javier D. you could assume the existing mortgagePay it off with a new loan and let the seller carry back a second.Leave the mortgage in place and transfer the LLC if the property is held in one.