Just wondering if that is the only way to sell a property and not have to pay any depreciation recapture.

Helocs must also be calculated in underwriting based on fully exhausted payment meaning even if you only use a portion during the next purchase they underwriter will hit you with the full payment for risk.Cash out on the other hand is a liquid reserve tax free and it only requires (1) mortgage/lien.

I offer either 10% monthly and manage everything including accepting rent and paying owners, or on call management. 

HUD no longer allows will pay closing costs for investors. 

The tenant is expected to notify you, and maybe they will, maybe they won't.Because they have nowhere else to go and no funds (and usually no job),  you'll be paying for an eviction. 

For my wife and I, we would continue this process until 20% of the dividends exceeded our desired future living expenses, and donate a vast majority towards worthy causes.Lastly, we would also use a tax levered savings vehicle for the long-term “storage” of our money as well.

Owner financed scenario:Here is what I thought off:- pay market price ($920k)- Interest: 2-3% year - Down payment: 0-$30,000 - Paying interest only for the first 15 years- Balloon payment at year 15 (or refinance then)The numbers don’t seem to work either.

Also, I will be paying his commission because I want these units rented asap. 

You can call it 'overpriced' but others are willing to pay it, so I'd focus on finding the best deal you can find in your area, and not on a CoC return rate that may not be realistic these days. 

I don't mind paying for a market research subscription that's worth the cost.