I did more than a few of these when I was in institutional. 

Can a seller that is holding the note short term, report the debt to credit bureau, or is this something only institutions can do?

If you are under 18, you will need the permission of your parents or guardians and the high school to participate in this opportunity.

I want her to feel the house is a good investment and know that she’s an active and vested participant in my investing process.

The problem is as a 5 plex this isn’t going to really attract the institutional investor that would be fine paying a market cap at 5.5%.

Ramakrishna - I have done some researching and called about 10-15 institutions in NC for some projects in the Triad (BRRRs and Buy+Hold Investments).

This is the only way to get cashflow at 4,5 and 6 CAP's I agree on institutional buyers focusing on higher end class A-B product.

I do not have a stable income and do not have have a great credit score but what I do have is the desire to participate and learn in real estate but I am overwhelmed by the information given as I can't tell up from down in different types of real estate or at least not knowledgeable enough to start down a path.

The housing authority does criminal, credit, and background checks annually on their participants.

Under the federal securities laws, only persons who are accredited investors may participate in certain securities offerings.