If they're responsive and know how to save you $ on taxes sometimes the premium price pays for itself.   

Since teak is a 25 year investment, also look for a secondary purpose or value to each property such as location, river access, future tourist area, etc.There were two lots, 36 and 23 that we bought together.Lot 23 is 32 acres and has 12 year old Teak/Mahogany on it. 

Thank you all for great responses.

It’s our responsibility to protect each other from harm and uphold the values that build trust and success.Unethical practices not only hurt individual clients but damage the reputation of our entire industry.

Microsoft Excel, and most budget or free online bookkeeping isn't going to cut it in this situation.For the rental properties you own directly, I often tell clients and prospects that a P&L in Microsoft Excel is just fine and a balance sheet is not necessary for tax purposes. 

I did a quick google search yesterday trying to find one in my area and got a lot of corporate type responses eg fill out this form and check the website etc.

Here's a revised response with a more structured format:---Hey JeffIt sounds like you’ve got a solid deal in the works, but I totally understand your concerns about the 5-year seller carry.

Thank you for the informative responses!

Unfortunately, I see many HML marketing where they portray themselves as a PML (whether purposely or not) confuses newbies... 

I wrote the above for informational purposes.