Since you lived in the home for 2 years and 9 months before renting it during your deployment, you should qualify for the exclusion of up to $250,000 ($500,000 if married filing jointly), provided you meet the other criteria.

I'd talk to brokers in your specific asset class and market.Do you already own similar assets?

One workaround could be keeping a separate spreadsheet to track your adjusted tax basis accurately and only using Stessa for operational insights.You could also reach out to a cpa and see if they have a specific recommendation for software to use.  

As I’m saving up for my first investment, I would like to learn more about the industry - and it would be nice to earn some income while doing so.Are there any specific skills or knowledge I need to secure a VA side gig? 

I am going to continue to analyze the market until I am absolutely ready to buy with ample reserves and more specific analysis on comparable properties.

Too often, I just hear people say they are "looking for a good deal", but defining that good deal in a specific area makes it much easier to spot. 

I am bullish on the FHA 203k and home-style renovation loans that allow you to leverage the cost of your renovation as part of your mortgage, which is just an insane deal, in my opinion.Do you have a specific area where you want to purchase?

For a yearly lease agreement specific to Phoenix, AZ, you might consider starting with the Arizona Association of REALTORS® (AAR) or another local real estate organization.

Rent control laws are market specific.

I would get the new tenant to apply and process it per your criteria.