Again, the agreement was between the bank and her... not me.If the land owner wants to receive the tax deduction, then they should refinance the outstanding balance and have the loan in their name.

I plan to make an offer of $265k (I have a few outstanding questions for the seller first that I will need answered). 

I’d like to pull out a HELOC on my property to pay down some outstanding debt and perhaps close my first rental deal.

@Jana Cain and @Matt Ward are in SF area.As to a remote accountant - there are about 20 of us here on this forum, working with clients nationwide, all real estate experts.

Check with your attorney on how to proceed.In my mind... and perhaps the borrow may be thinking the same thing... if you're in Ohio and they are in Alaska... how much money are you going to spend to make the situation right when the outstanding balance is at $12k? 

We are expanding nationwide and would be interested in seeing what else is currently on the market.

Value and synergy are far more important, in my opinion.That said, if you prefer someone locally, @Michael Plaks is right in your backyard.If you're open to working remotely, there are a few of us here on BP who specialize in real estate and work with clients nationwide. 

I have been lucky enough to be a limited partner in a 250+ multifamily in Houston for 5 years now which has produced outstanding returns so I felt why not get involved more directly.

Divide it by 12 then that's a monthly income of $610.Cash Flow: $610 (income) - $466 (expenses) = $144Cash on Cash would be: $1,728 / $29,922  = 5.70% It's not outstanding but at least, it's not negative.Another option is just to sell it and start over (now at least, am better equipped with this experience and not make the same mistake).Any other advice for me?

I don't know if it's nationwide, but Menards usually has good prices.