You will also have a credit on statement for pro-rated taxes due to buyer.  

Approached the seller asking they pay all closing costs, received enough credits to buy down the interest rate back into the 5-range (current rates were in the 7-range).

This was my first investment property and I used a loan from my 401k for the down payment and also used a local credit union for a 10% down payment on it when I bought it.

Approached the seller asking they pay all closing costs, received enough credits to buy down the interest rate back into the 5-range (current rates were in the 7-range).

These forms were drafted up by an attorney that specializes in real estate with in Wisconsin. 

Congrats on getting an STR as well, my partner and I specialize in STR and flip investments in the area so we have a lot of local connections that could be useful for you. 

For anything less than that with a traditional bank or credit union, you'd likely be looking at a portfolio product (the bank/CU will hold your loan and not sell it on the secondary market). 

You can do all the prequalifying from anywhere via credit check, call references, verify income etc.Make sure you have a handy person, ac person, plumber, etc etc that you can call when you need some work done. 

SPECIAL RULES FOR SECTION 1031 LIKE-KIND EXCHANGE TRANSACTIONS, page 135 states:". 01 Taxpayers are provided the relief described in this section if an IRS News Release or other guidance provides relief for acts listed in this revenue procedure (unless the news release or other guidance specifies otherwise)..02(1) The last day of a 45-day identification period set forth in § 1.1031(k)-1(b)(2)(i) of the Income Tax Regulations, the last day of a 180-day exchange period set forth in § 1.1031(k)-1(b)(2)(ii), and the last day of a period set forth in section 4.02(3) through (6) of Rev.

This software allows me to keep one bank account (and 1 credit card) for all my properties as you can categorize each expense to the property it's correlated to.