I've  been Investing in RE for over 35yrs and have legally not payed a dime in taxes and have been audited 7Xs by the IRS...and am undefeated...willing to Share my knowledge....

You can build you life in tax avoidance, debt refi....  

If you need financial help, ask under the "Finance, Tax, and Legal" forum.

Feel free to reach out! 

Quickbooks pro is $1080/year, which means on just accounting software alone, someone is paying out 4% of their cash flow, not including the tax accountant or the bookkeeper's costs.

Probably not, because in some states would change the tax status of the property to Secondary which could be a red flag for USDA especially if they are the ones you are making the payments to, which is the case with USDA Direct loans. 

There is also one big issue with your tax projection - the taxes of $280 are based on the vacant land taxes and will likely go up to ~$2000-$3000 in a year or so when the assessor catches up with you.I realize there is a 1031 involved so a real estate purchase is necessary, but you should compare your ROI to a safe yielding instrument like a 10 year T-note or AAA corporate bond yield. 

It's a bet on the future appreciation, maybe generates enough income in the meantime to pay taxes and insurance, chances are no cash flow. 

Feel free to reach out if you have any questions.

Any advice on free apps/websites?