This would be considered a long term loan using AFR (Applicable Federal Rates), which is the minimum interest standard set by the IRS.

That's absolute insanity dude.1% is pretty standard in most markets.

Get a standard lease & assign a number to each of the rental rooms in your house, and add that room number to each individual lease.

What I think I have discovered, so far, is 1) in Georgia, it is perfectly legal to wholesale without a license; 2) for many if not most properties it is best to have buyers lined up in advance; although for an exceptional deal, it may not be necessary (incidentally, I do have a short buyers list already and plan to expand it; and 3) those buyers and/or a hard money lender can provide POF if needed, although in a FSBO with no listing agent POF may not be necessary.

That is our culture and overall mindset, our standard.

Be prepared and let them know if there is major hidden damage discovered after walk through they can be charged for it.

Maybe work at a large apartment complex in the rental office showing apartments and taking applications.That way you can get to know how to show units, proper safety techniques for yourself during a showing, and standard industry protocol for a lot of other things.And make some friends along the way.Pro Tip: They tend to put fresh cookies out in a lot of places--but staff are not allowed to eat them.

Since that was the case it wouldn't qualify for 1031 treatment.There's a reasonableness standard for calculating those expenses. 

Using my standard CoCs, Debt Service, ROIs, etc, I'm struggling with how to not have the numbers look amazing.

Who is screening tenants and what are the standards?