Even at that point it was hard to get "cash flow" meaning that the tenant from one unit rent would pay for the entire mortgage payment plus insurance/taxes with money left over (the cash flow). at least in a desirable, secure area of town. 

Is anyone using this app (or other ones) to track their time and activities?

Plus, no one is forcing them to sell to me, the CHOOSE to sell to me.

@Zeina Awad great question and one that we have helped many new investors like yourself answer.

You may not care, but I want to be clear that she is the one in the wrong, not you.

I'm converting one of my apartments to an STR and wanted to know if anyone can point me to an appropriate rental agreement/contract I can use.

But of the options you note, the only one that really makes sense to me is the CoC option. 

We would live in one half, rent the other and move out within a year once we find a better place to call home and then have both sides rented.2) We buy a home in our own names, not in LLC, with cash.3) Once we get jobs we can buy more duplexes in a different LLC, hopefully with a loan using equity from perhaps the other properties?

or even better is there some tricks to set up quickbook with one account but handling all these companies?

This is messy, but try to bear with me:I have two Stessa Accounts: one for my personal properties(account "S1") and another for properties held in a partnership (account "S2").