Please correct me if I'm off but I am around 10k-15k capital right now.

Hi, I'm looking for assistance with getting my chart of accounts setup correctly in QuickBooks. 

The deal itself felt difficult with access issues to the apartment, two inspections (due to access issues), two appraisals (due to access issues), and some clerical error's during the closing (which were corrected).  

You may want to consider that as an alternative retirement investment vehicle, it has number of advantages over an IRA LLC:Custodian is not required (eliminate all custodian fees)Get checkbook control without the need for an LLC (trust is used as a vehicle to hold 401k plan assets), you have full control over the plan assets as trusteeAvoid expensive CA Franchise tax of $800/yrExempt from UBIT on leveraged real estate Ability to take a personal loan from your 401k, any time, for any reasonContribution limits are 10X higher than an IRA (up to $61,000 for 2018)Tax-free investing using Roth sub-accountAbility to correct a prohibited transaction and moreRegarding your questions about getting a non-recourse loan: this is an asset-based loan so the age of an entity is irrelevant.

And if the inspection comes back bad, that's when an addendum is added correct?

We have money for down payment and I am a mortgage broker so we have a good grip on financing but what I need help is with getting her and I trained to do this correctly and picking our method to get these properties.

Correct, I am paying above market value for that property, however they're basing their price off comps in the area 85k-90k.

Sorry if im not posting this in the correct place im not too sure where to ask these kinds of questions,  but id really appreciate any advice. 

Jessica, One again Andrew has the correct answer.

What I owe on my property is different from what Market value is at correct?