And if you’re into marketing, knowing your way around Canva or even basic social media scheduling tools would be really helpful too.Finding a gig might take a little effort, but there are so many opportunities out there.

You might consider: Consulting a Real Estate Attorney – Your emails may possibly prove misrepresentation.Requesting Public Records – A FOIA request might reveal why the city denied you but later approved the duplex.Escalating to City Officials – Bringing this to local officials could expose inconsistencies.Exploring Tax Write-Offs – A CPA might help offset your financial loss, if it is possible.I’d definitely seek legal advice.

From a tax standpoint, there are additional disclosures to make when selling a business asset for less than fair market value to a related third party. 

You can probably beat $2000/year insurance, but the management fee should be 10%, you need to factor in turnover too and 5% is probably not enough for both maintenance and turnover and I assume you added it, but you didn't mention property taxes (which have been terrible in Jackson County lately since Frank White decided to jack them through the roof). 

Income would be from hunting dues and timber harvesting, expense would be conservation management, taxes, and the mortgage.

I'm assuming you are arriving at your cash flow number by applying Gross income - cap ex, maintenance, utilities, vacancy, tax, insurance, mgt, landscape/snow & Debt service?

even if its interest only, id want to pay down principal here and there. seems like sellers would offer this interest only route so they have 0 capital gains tax, but id rather pay down a bit of principal in 7yrs. i see its not required but it should allow for principal paydown in promissary note3) any general advice to look out for on seller financing?

Maybe I'll make a policy to schedule all our leases to end in a spring/summer month range. 

All that matters is whether the property will attract reliable tenants (A reliable tenant stays many years, pays the rent on schedule, and takes good care of the property).

The sellers you are dealing with in these situations don't deal with prorating Taxes, or any other kind of prorations, that is what an escrow agent does.