The current property is propane-only, and while natural gas is available, the cost to bring the line is around $40K–$50K.

I currently have a rental property and am looking at getting my real estate license and building a property management and property maintenance company to serve my investments and potentially others.  

November to March tends to be the slowest leasing period so you are likely fighting that battle, but if you aren't at least beginning to receive more inquiries or having showings without tenants at minimum interested in a mid March/April move-in there are two potential issues: the home is over priced compared to competition or the property is inferior in condition.

Then check off all the things you need to do to buy a property and get them done (get preapproved, find an agent, contractor, etc.) 

You can have the most beautiful kitchen, floors, and an overall great rehab, if sales are declining in the area or properties with similar rehabs are sitting on the market for several months, the appraiser will cut your value. 

Have now been told my depreciation schedule for my rental properties has been lost in a move.

Don’t make an offer knowing you may not be able to sell the property to a cash buyer.

While we currently live in Stephens City, VA, we’re open to investing in other states where the numbers make sense.Real Estate Goals & StrategyInvestment Focus: Buy-and-hold rentals, short-term rentals, and potential multifamily propertiesMarkets of Interest: Open to investing outside of Virginia in cash-flowing, landlord-friendly marketsCurrent Stage: Learning, networking, and preparing for our first investment propertyLong-Term Vision: Build a diversified rental portfolio that provides financial freedom and generational wealthWhy I’m HereNetworking: Connecting with experienced investors, agents, lenders, and property managersLearning: Gaining insights from those who’ve built successful portfoliosCollaborating: Open to partnerships, joint ventures, and creative financing strategiesWith my sales background, I understand the importance of negotiation, deal-making, and relationship-building—all of which I plan to leverage in real estate.

My understanding is that you can sell assets and defer capital gaines taxes in an opportunity zone until the property is sold.

Quote from @Michael Goddard: I know the area and have already looked at this property.