Also, don't deprioritize building a financial cushion by allocating a portion of your income to an investment fund for down payments and property improvements.

Hello BP community,I'm interested to learn what most investors do with the portion of rental income commonly set aside for cap ex, repair, and vacancy costs.

What are some features in property management software that are absolutely vital?

You can't arbitrarily decide that you don't want to allocate any of the proceeds to the portion of the property that will create Ordinary income recapture (thus can't be included in the installment sale treatment) - it should technically be allocated amongst all the assets in accordance with their fair market value at the time of the sale. 

He's segregating costs on the buy, leaving me as seller with a 33% portion POC. 

Ive passed the state portion of my exam!

Portions of the Catskills & Adirondacks are good locations, as well as Saratoga (if you can find an affordable property).

The seller may be willing to Seller-Fi a small portion.

Integrity goes a long way.You can also give a very generous closing gift, offer additional information/services post-closing, and/or offer a rebate for a portion of your commission at/near closing time. 

Simply let them know of the error and that you'll be returning the "extra" portion now or when they leave (should they need an extra day or so).