Also, due to increased liability exposure property insurance premiums is adversely impacted causing fewer and fewer building owners to seek out ATM tenants.

Other than that, you will need to network with a lot of people to find seller finance deals.

This way I'm aware of the end buyers buy box before I go locking up contracts with sellers.  

Quote from @Stuart Udis: @Justin Spear  Before you begin the site work you will have to complete the entitlements.

Rental prices have been going up in Cleveland correct?

If she's honestly going to do better paying the rent, you could give her a chance. 

I literally just need to categorized income and all types of expenses.Do any of you properties investor have a recommendation on what accounting software to use for these type of set up?

You’re not going to find a safe way to do what you want unless you or the “buyer” has enough cash to pay off the note. 

@Dona CardenasI personally think actually owning physical real estate is the best way to go especially using leverage.  

If you have the experience then you should become a broker and go for it.