Yes I have been playing around with QBO and finding it overly complicated and tricky to setup for STR..I will keep playing around with it but will also check out some of these other suggestions:) 

I read the book Rental Property Investing by Brandon Turner, did some research, played with the buying calculator and rental, listened to some podcast.

That's impressive to find your first deal off market AND to have a creative finance play.

Completely new to this space any advice or recommendation is appreciated. lots of ways to answer this but from experience there is existing, cash flowing inventory of single family, multifamily, commercial. there is new construction of single family, small multi family, and large development ground up multifamily. we play in the second area. all urban core higher density infill lots best locations.

One guy plays for the NFL. 

@Melodee LucidoI saw you had mention in a post quite a few years back that John played a role in improving your business.

As in every case the area, cost, amenities play into scenario.Have never been above 30% in last 12 years, usually at 10%

@Tom Dieringer, I am a firm believer that STRs are more of a marketing play than anything else.  

If you were building it with cash and had $450K to play with, I would look at buying 1 or 2 more duplexes for $900K at 50% or 25% down and you are probably making more cashflow and you are building equity on multiple properties instead of just the 1.

By understanding what they want and need, you can come up with answers that work for everyone.When negotiating a real estate deal, each seller is different, and their professionalism, tastes, and goals all play a big part in how the deal turns out.After thinking about my trip, I've learned that the best way to negotiate is to know what questions to ask and then listen to the answers.