There's room for flexibility depending on the desired tax strategy.Once you have more than a few properties, you'll want to consider software.

@Annette Eck I’d send a complaint to the real estate board and the agent’s broker, especially if you have video proof that the agent is giving lockbox code to applicants, not present with them.

I understand there is also property management software that combines ACH payment capabilities with feature with basic book keeping features, perhaps work orders/repair requests, document(lease) archives, leasing/listing features? 

Quote from @Peyton Culberson: Software is a common question on BiggerPockets.

Many people mistakenly think that bonus depreciation only applies to new properties or recent acquisitions, but you can indeed retroactively apply it to properties placed in service after September 27, 2017, thanks to the Tax Cuts and Jobs Act.The IRS allows you to catch up on missed depreciation without amending prior returns by filing Form 3115 (Application for Change in Accounting Method).

If the lender does find out that a property transfer has taken place, and chooses to enforce the due on sale clause, the lender must provide the seller (debtor) and, if applicable to state law, buyer with notification of default under the mortgage or deed of trust, and specific time as specified by state law to cure the default.  

As long as your opt-ins are legitimate and you are able to verify the number you're sending from, you shouldn't have any issues: https://www.webfx.com/blog/marketing/sms-software/

I’ve paid for permit applications, clearing trees, survey, design and engineering, and architectural plans.

If the end product is similar to conventional construction, and is compliant with applicable building codes then I think you're good to go.I think you should also consider where you might start. 

Personally I think the Suburbs of Philadelphia is a stronger market with less hoops to jump through, strong rental demand, and a great pool of tenant applicants.