Still use paper method for mileage logs.Tried QuickBooks several years ago but it was more complicated and I did not need the bells and whistles.

I did my research and requote what would benefit both me and the investor, below is the Finalized CORRECT format of the proposal:Listed price on the property: 459,900MAXIMUM amout of money down on the property: $380,000Method of Payment: CASH OFFER from Investor.

It can take 2-3 months before payments get approved. 

Mortgage payment is approx $1800.

Then the rents would cover that payment plus the mortgage with cash left over.

As already mentioned, you could sell via seller financing to lower AGI, as all you would have to claim is the payment income - until balloon payment received.Did know an investor that had 14 properties paid off and he moved into one every two years to then sell with the $250k single exemption.

Have you looked into the Turn Key Method?

These are features like online renter payments, tenant portal (for payments and work orders), help keeping track of work orders, tax reporting features, and accounting functionality.

A $400-500K mortgage is not a trivial payment plus property taxes on top of running your own house. 

I’m close to saving up for a down payment but it’s taking forever!