If you have not done so already ....Time to invest in kick *** accountant and lawyer.   

Does the cost per sqft account for electric and plumbing? 

You can run the same scenario accounting for the tax hit if you kept it past the 2 of 5 year time frame I presume you are referencing. 

Proc. 2002-69, 2002-2 C.B. 831, for special rules applicable to husband and wife state law entities in community property states.I'm happy to answer or confirm any tax/accounting questions if you'd like

There are several other issues (undisclosed maintenance markup fees, excessive charges to our account, significant reductions to agreed rent without communication, etc).

I wanted to solicit some background info before reaching out to my accountant and she advised similar to your comments. 

I have some of the required funds in a HYSA, but will most likely need to draw from another account and I'm curious which method is the most efficient in terms of taxes/capital gains, penalties, loan repayments, etc.Based on my previous transactions in the market, I estimate ~$45k cash to close: $20k for the down payment, $15k for closing costs and prepaids, and $10k of starting reserves.

A great deal of accountants work with out of state clients.

I asked for ad copy and accountability of all adds and money I spent, only to be ignored.

Account ClosedAdding your property manager as "additional insured" is standard practice and beneficial for you.