When is the best time to do repairs on a property I'm living in currently but plan to rent?

[Layla Savant]

From what I understand about deductions these should be done after the property is officially "for rent," right?  What exactly does this mean? Can I put up a "for rent" ad while I'm still living here and will that count?  Can the deductions be taken only against the first year's calendar income?  In other words, if I start renting only in December will it only be able to be taken against one month's income?  

I'm currently living in the property and it needs new flooring and some other minor repairs - new interior paint, a few broken fixtures, etc.  Can I do these repairs while still living here or is it best to first move out and then do them? 

Also, I'm not sure whether it's best to let a property manager handle the repairs (do they do that?) I will likely hire a property manager, at least initially, because I won't be local and available to respond to tenants' problems. 

I plan to sell (do a 1031) on this property in 2 years; how do I research the best flooring for this type of situation?  I hate to put carpet in simply because I hate it myself and also because I feel that after 2 yrs it will show some wear; I know tenants are never as careful as owners with properties. 

How does one go about determining the best repairs to make that will be profitable when selling the property in short time frame (2 yrs)?  I don't want to pour money into the property that I won't recover come sale time.  

Also, how far ahead of time should I start looking for new property (or properties) ahead of the sell / 1031 exchange? I definitely want to exchange this property ASAP (so, right at two years) because I think I could get a much higher ROI in a different location and with a multi-unit (this is a SFH). Should I start looking about 6 months' ahead of time?

Thanks much for your help and guidance!