CPA prior to buying first property?

[Ryan Logue]

Are pre-closing on a great property that is in a college area of a bigger city, rents for $3000/mo and after all expenses are accounted for will net around $1200/mo cash flow. 

The question is, how to set this up prior to closing and whether we should get a CPA. Here is the situation:

1) First lease for $3000 is July 2021 to July 2022

2) For now, my wife's mother needs a place to live (we pay her bills anyways), so we'd pay the mortgage, taxes, etc to put her up in this house until we can find her a permanent house not in a college area. She will take on a roommate for $550/mo and has already arranged this. It's probably too late to find a renter for a 5 BR college property this late into the summer, thus this strategy. 

3) We are buying the property in my wife's name, no co-sign. I am a physician and want to leave myself off the deal. 

4) Eventual plan is to have my wife open an LLC in 2021 with her as sole proprietor and move the property into the LLC.

The question is, will we be able to expense closing costs 1/27.5 per year doing it this way, or once it goes from wife to LLC, do we lose that? Also any other ideas on tax issues we may be faced with knowing 2020 there will be very little revenue 2021 6 months of revenue, and 2022 a full year of revenue. Obviously, any major but non important improvements shall wait untill 2022 for deductions.

Any general tax advice, or should we meet with a CPA prior to closing 7/30?