I guess gonna have to go over some strategies to make it work better in our favor for the future.

Over time, future appreciation improves the profit on the property your tenants are buying for you and that profit is taxed at a favorable long term capital gains tax rate (think really great IRR) or the taxes can be deferred indefinitely with a 1031 exchange (why pay taxes if you don't have to).Tax benefits and appreciation are really just the icing on the cake; cash flow is the only real reason to own rental property.  

@Luis Barrios one of the podcasts I listen to regularly speaks favorably of Renatus, and I know people who teach for Fortune Builders.In both cases, when I meet with new investors, I usually tell them, the money you spent was probably not bad, but please do not spend any more, and especially don't sign up for anything with a monthly fee (which is like walking around with an open financial wound each month).You can usually get just as much information by networking with other investors and asking good questions of an attorney or accountant, whose answers will be customized to your specific needs and situation.

@Isiah Ferguson While I am usually strongly in favor of leverage, I agree with those here saying that if you're not mentally prepped for taking on that risk, I'd wait.

Since, I have some time between now and then I'm looking to establish a relationship with a portfolio lender and hopefully get more favorable terms or even just an easy lender to work with. 

At 20 years old with 60k in your back pocket, you have so much already going in your favor you don't even realize it.

I want the seller to carry the note the full term of the loan and I expect that interest to be reasonable and never change Your actually doing the seller a favor in many ways therefore I expect my back to get scratched too on the terms .

You'll be an amateur landlord dealing with professional tenants where the rules are in their favor.

If you can convert your mortgage completely into a HELOC that could help your situation but it comes with major risks as well which you should learn before making any kind of move like this.One consideration, which may not be favorable, is to just consider renting if it's cheaper than your monthly mortgage now.

Zoe, this tenant did you a big favor.