Getting to the point of why I am here - It seems I have the ability to open an HSA at any bank that offers them, then do a rollover from Optum for $20.

I’ve done some research and have found that some banks will allow the seller finance portion from the seller to go towards the down payment of the loan, is that true?

Many community banks will give you credit for proforma rents.  

I have a few banks and family offices I've worked with for years that will definately do the deals with me. 

Of course the OP received the funds but the point I would argue is that if the OP received in Jan and not Dec in his bank account.

RM (and most other good management software) does double entry accounting, imports bank info, has reconciling functions etc.

@Hank Bank BRRRR is probably want you want to do.Buy, Renovate, Rent, Refi, Repeat.Before you go all in and either find out you don't like being a landlord or you make costly mistakes, start with just the next one.You'll have some challenges with tapping the equity in the townhouse:1) What loan amount can you qualify with your credit & income?

This is a FREE service provided by the bank, and we have used this account for about 15 years or so. 

This way, I can get the bank statements for the property and categorize and reconcile everything. 

I'm not an loan officer, but I know some banks locally like ORNL Credit Union have offered a 0% down conventional loan product.