crap I just wrote a long response and the site went down so here is the crib notes.1. ton of competition for investor dollars so investors look for highest returns and work backwards.2. sophisticated investors look at returns as a function of risk.3. less experinced investor tend to be bigger risk takers.4. to raise money one needs verifiable back ground and a deal that is simple to describe.

Either way pay off your debt quickly and build equity in the property with value added ideas - curb appeal, bedroom additions, rehabs, paint & paper and etc. 

I coordinated 40+ deals for people, a deal that looks good on paper does not mean it will translate to real world results. 

When you sell it on terms, each payment you collect typically gets split between principal (which just lowers your note balance) and interest (which is the taxable part).I’m not an expert on the accounting side, but I do try to stay open to learning more about these things as they come up, especially as I dig deeper into different parts of the land business.One tool that helps is a simple amortization calculator like Bankrate, it shows how much of each payment is interest vs principal.Also, IRS Publication 537 is a solid starting point for understanding how installment sales get reported.If nothing else, keeping clean notes and setting up a system early makes tax season way less painful and eventually bringing in a CPA who “gets” land notes is well worth it.Here's various resources that could be useful to you...Books (For Foundational Knowledge) 1.

This label means that any large "paper loss" from your setup expenses and Bonus Depreciation cannot be used to offset your W2 income—deductions are limited to rental income.Your key is to show with solid records, that your personal use days (even during the initial startup phase) stayed under that limit.

It's simple enough.

Keep it simple - Have one bank account just for your business / rental activities. 

It's simple enough.

It also helps that I inform my guests that a starter supply of paper and plastic items are provided and ask them to replace any items they have used up. ( This may not be popular with others but I have never had a complaint and for the most part,  items used are replaced)

Super simple and relatively cheap process.