You can have 3/4 of the lease payments credited to principal if you wanted, and then lock in a juicy purchase price that gets him/her salivating. 

automating lock codes? 

By that time I already had this house under contract locked in a $332,500.  

If not, you could take title as an individual and later transfer to an LLC (you might trigger some due on sale and/or transfer tax, so get legal representation on that).If LLC is not possible, I've used Revocable Living Trusts many times. 

And personally I cannot pull the trigger on a turnkey operator.

Check out the 1040 instructions if you want to find the penalties, and what triggers them.

If you don't want opinions that conflict with your level of understanding, maybe think about getting into a different line of work where you won't be so triggered and upset?

its just everything else real estate related I bet 20% of so called investors buy 80% of the props.. the rest are dreamers or afraid to pull the trigger are supreme time wasters. and or the number crunchers who rely on some spread sheet to determine their returns etc etc.

Before I pull the trigger has anyone used any of these companies and if not do you have any suggestions or recommendations on getting some help on making sure this done correctly or can recommend someone that can help me.

Meanwhile someone else with a real offer and a buyer's agent who knows what they're actually doing get's the property locked up.