In theory this would basically mean you would get your initial investment back when you sell plus whatever tax incentives you received.

Excel has a function, RATE, which should calculate the interest rate given those terms. 

Hi,Recently with my direct mail campaign a person who received a letter from me referred their friend who currently owns a home in an area I’m looking to invest.

I have received orders to move from Connecticut to Port Arthur TX.I am looking for some advice on that area.Are there any good niches there?

With the great response to Angry Homeowners I am following up with a post stating my amazement that agents would get so angry when one of their clients receive one of my direct mail letters!!

You might be able to use this method for individual projects, but it could make your taxes a nightmare at the end of the year, your best bet might even be excel.

I just received an offer from someone who wants to come in with half cash and owner finance the rest with a short term ( 3-5 yr ) deal.

@Stephen Paunovski House hacking is  an excellent way to get into the game. 

I have to report the money and will do that, but the person who has been doing my taxes for almost 20 years is stating that my company never received those funds and is unable to create the 1099-R so he can't do it. 

If a payment made by a tenant doesn't make it to you for whatever reason it becomes a liability on your part to dispute if you received it or not.