I have an internal staff who carry out the systems that I built for those tasks.To fill the gaps in your team, you might look to a large accounting firm in your area and meet with one of their real estate specialists. 

that's a good point to see what he wants to keep it at. however, i dont want to wait for 30 yrs to get my money on a house like that. i thought the most you can carry it (maybe it's state specific) is 10 yrs, no?

I have debated getting a NEXUS card but I am not traveling as often now that things are more or less under control and so do not have the justification for it (yet another card to carry).I plan my trips to never be in a rush.

@Carrie Giordano that depends on the bank really. a small bank with a small footprint probably won't finance an investment property outside of their lending area.

There is 1 owner carry in the MLS that I found with a quick search.

The money- means every dollar spent on the project to include all purchase costs, all rehab costs, all staging costs, and all carry costs.    

The only way it makes sense to continue to carry that debt at 4/8% while investing 15% of your income in retirement is if you are very serious about not incurring other non real estate debt and you are focused enough on your retirement accounts that they easily beat the student loan interest rates.  

I've learned the hard way that a lot of the liens on the property carries over to the new owner minus the water.

After a couple of years we carried out an energy efficiency retrofit and added a second bath along with 2-more bedrooms.  

If you're looking to qualify for more properties make sure when you're filing your tax returns you're not taking losses on each property otherwise you're income will have to carry those losses.