Hi @Ryan Moore,If you get office 365, it will allow you to access online versions of all the programs as well as download to a single computer.

For me personally, I probably won't set up a self-directed Coverdell ESA until I am maxing out contributions to our Roth IRAs, which also allow disbursements for education expenses with no penalty.

For me, that time horizon is really long, 10 years is a very long time, in that time you could have sold this crappy property and bought 5 better ones that would be better to rent out.For future prospects, do more in depth valuation on your investment.

How do you guys go about selecting the bank to start forming a relationship with.  

At this point I can tap bank loans for much more favorable terms so I should probably hold off on any seller-financing deals until that no longer becomes an option.Overall, the deal seems lose/lose.  12.5% locked in for that long does seem like a low ROI for the seller (especially considering interest rates will likely rise significantly in that time), yet still too high for me for cash flow purposes.

At the moment this seems to be the best option for me but wanted to ask if anyone else has any other tips for my situation?

Look it up and download for yourself. 

I am working with Streamline Funding out of Austin TX for my HML.I have my first property under contract and just finished the inspection.I will keep everyone posted on how things go.The reason for me starting this discussion is because, I have been apart of this forum for over a year and some of the questions I had about the estimated costs of getting your first deal started, were never answered.For example, Earnest Money ($2000), Inspection ($275), Appraisal($406), Closing cost($3000), having to put money into escrow for construction cost ($4000).This is all for a hard money loan.These are thing I am learning as I move forward.

Downloading my data from bank accounts, assign them in different columns and SORT by house is the best way I found so far but my accountant doesn't like that!!!

I suggest downloading the MeetUp app and locating local REI meetings.