@Brent Mattison pretty sure this is not the forum to discuss Estate Planning but here is a glimpse of what you could possible do.Disclosure: I am NOT an Attorney, CPA, Accountant, Estate Planner or any other related Professional and Individuals should AWLAYS seek out the advise of licensed professionals in the related areas of expertise prior to embarking upon any endeavor.It all starts with your S-Corp and from there you can put together 401ks for each member of the Family (Company Members), HSA Plans and put everyone (see age restriction below) on payroll. 

Hi, my name is Brian and I'm an investor using creative financing. I'm hoping to find a Realtor might be open to providing some MLS search results of the Northern VA area. I plan to market directly to sellers.For your...

Again, seek legal advice.

Iif your bank can't do the deal then seek out the commercial departments of local banks and credit unions in the area of the 16 unit.Hopefully this proves helpful.Good luck!

Desean, I dropped the book you were seeking in the mail today...at no cost.Cheers & Good luck!

Also seek out any local investor clubs, they usually have REIA or REI in their name.

They normally seek their client's criteria and look for property based on that.  

And I will seek professional advice when I do it....But it doesn't really get at what I was asking for...

Good to see another Los Angeles investor getting active BP has a tremendous amount of information to help you, but it is only available if you seek it out.

You'll find that a duplex is easier to get into due to comps being available over 3/4 unit SFDs to be owner occupied, always consider financing alternatives and the path of getting there.Take care of your own backyard first, it demonstrates your understanding of property maintenance and ability to pay a mortgage, taxes and insurance, when seeking investment loans. :)