If you plan to make big payments to wittle it down you aren't using it in its best capacity.

It's best to transfer rounded amounts (like $2,000 instead of $1,834.45) and infrequently (weekly or monthly).Commingling means paying for personal expenses from business accounts or paying for business expenses from personal accounts.

Need a Co. very comfortable with assignments.

Been trying multiple sites or softwares like dealio, crexi, zillow  in finding the best deals.

My best advice is to work with someone who can easily plug you in with their network of PMs, GCs, and lenders and can guide you in making strong offers.

There are definitely a litany of different options to get into when you are first starting down, and I find that the most successful investors we work with are very niched down and know their target properties. 

Overall, this has been a very positive project and the family is enjoying the extra guest/entertaining space.

To keep things simple, I'm not accounting for the cost of capital (that is very personal and varies for everyone) and I'm not considering other exit strategies.

What's the best way to share their expertise with you?

As a general rule, it's best to learn how to handle problems before they become problems. make a list of the potential problems you could face as a landlord: rent rates, marketing, collecting deposit, late rent, unpaid rent, abandoned rental, early lease termination, unauthorized pet, etc.