Would love to get some schooling from you more experienced Pro's out there on the best completely legal and ethical way to structure this.

If you buy a duplex with 3 bedrooms each side, it's most likely a family will rent and so the school district is important. 

School year only or full year?

I graduated from college, not that it is mandatory, and I got a business degree that emphasized real estate.

If it is in an area w good schools and safe neighborhoods especially.Good luck!

I used 40,000 for a down payment to get my family and I a nice home in a nice neighborhood with above average schools.

Like the old-school feel of excel :) 2) Keeps real estate transactions separate for tax purposes3) Easy to fill in expenses and income on a monthly basisIf anyone has any tips, or even an excel template they would be willing to share, that would be extremely helpful!

Would love to get some schooling from you more experienced Pro's out there on the best completely legal and ethical way to structure this.

I currently rent my place in California (so I don't own a principal/primary residence currently) and can't move as I have kids in school here, etc.

Buying condos in good neighborhoods with good schools is the key.