Accounting could be your choice of Wave, Quickbooks, etc, whatever feels right for the kind of tracking and reporting you're looking for.We like the flexibility of breaking out tasks into different platforms...some may disagree (it can be a complicated tech stack) but for us it allows us to pivot products when we need a better fit or specific feature.

It's not really that complicated to buy out of state.

Also check your jurisdiction's 'case search' / judicial website.

Buy with cash (which i dont have... thus - HML) then turn around and do traditional financing.Pretty sure that i am over-complicating and over-thinking.

I think you are making this more complicated than needed. 

Would rather wash my hands of it completely but if I can make 15k on it while minimizing any risk I'd do that but also don't want to get in over my head here as a complicated "first deal"

To make matters more complicated, one of the tenants is a corporation and their accounting department has indicated that they would require the lease to be cancelled and have a new one drawn up. 

Complications with subrogation should be a secondary consideration for a landlord.I also suggest that your leases require that tenants carry annual insurance policies with a minimum of $500,000 in liability and that they provide you with a full policy and certificate of insurance prepared and signed by their agent annually. 

One is: Title (how to take ownership and that matters a great deal and being unmarried makes that more complicated.

Being a college student, makes this much more complicated than normally IMO.Thanks guys, let me know,SG