You would then hold the loan on a 90-95% LTV product at 5% (Which is taxed at ordinary income).

You really need to find an accountant that loves tax strategy. 

@Michael CampbellCounty tax office records or recorders officeIf it’s bank owned you will have to wait until their asset management company (3rd party) lists it for sale or attempts to auction it off on a site like auction.com etc

Also, please tell me if If there is a reason I should avoid them or if there is something better that I don't know about.

The CPA is still doing the tax return. 

We are striving to avoid the appearance of the mailers being sent from the mainland, so any creative solutions or contacts in this realm would be incredibly valuable.Thank you for any insights or contacts you could share.

Taxes and insurance costs are "covered" in the rent.

Is your DSCR ratio greater than 1-meaning are you cash flowing (according to the lender's criteria of mortgage, property taxes and insurance (and HOA) if applicable).

Especially because in 10 years, if you need cash, you could consider a cash out refi, the tenants pay the mortgage, and you just got money tax free. 

The entry-level Quickbooks Online software itself is expensive $250/yr... that's not even adding up potential books/courses, CPA fees or personal tax filing software like Turbo Tax.