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?

On top of that you have lower taxes, insurance and a lack of HOA's.

@Ross DerouenBigger Pockets is a great place to find an accountant specializing in real estate taxation.A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant specializing in real estate taxation, business taxation, financial planning and tax planning.Consider working with your accountant remotely to expand your options.I would also recommend looking for an accountant willing to work with you throughout the year.

They do ask for my tax return every year so they can fully understand my situation and how I’m handling my finances.

Quote from @Stuart Udis: @Robert Ellis In order for the QOZ investor to reap the tax benefits the hold period has to be longer.

And, if you are going to buy someone's time and expertise to train you, DO THE WORK. 

My son currently lives in the townhouse b/c he is going to school and works in the area.Since he is young and starting out in life, I would like for him to only cover the basic costs (taxes, HOA, utilities) just enough for me to break even (I believe that will put him slightly little lower than market rent rates). 

(Loan paydown, tax savings, etc etc..).

Considering buying the corp so avoid land transfer tax - that might help with the numbers.

Did you inherit this home with a step up in tax basis or will you need to pay taxes on any gains if you sell?