Apologies to any classically trained economists here, but the 'science' of economics is largely junk science, at least applied to today's nations and markets.

@Luke Diamond You may have applied online which is not right way for investment property.

The CPA you spoke to was right, there are tremendous tax benefits for what the IRS calls "real estate professionals" The basic criteria is twofold: 1) you must engage more that half of your 'working' time in real estate related activities. 2) You must spend at least 750 hours involved in RE.What is considered real estate involvement?

Discussions on topics like this are very beneficial for BP Investors to follow as it can bring light to the mindset of many who still apply their outdated and antiquated strategies.I'll bet everyone reading this topic will for now on (when possible) will round up or down though!

This would be an off market transaction, no local agents involved, but still full due diligence for inspections and appraisal. 10% down, 700 +/- credit scores, and good DTI.What's the feasibility of me loaning her the balance of the loan after downpayment, creating a note, and then once it has a three or six month history of performance selling that note?

Don't try to do it without someone who knows how to protect the interests of all involved, usually an attorney. 

Too much money involved not to do due dilligence ;)

Since you already have a plan in place, what others think doesn't seem to be overly relevant, so long as it makes sense to you.Lauren - Generally speaking the same applies to you.

You have to apply and go through a bunch of hoops. 

Check to see if any payments earmarked for your property were "accidentally" applied to an HOA board members property.2.