I'm sure this isn't looking at the whole picture, but wanted to start a discussion around it. 

We discussed a few more items last night and I will make sure we follow through for you on those.

As I'm sure everyone knows, the housing market is pretty locked up right now.

Honestly looking at your situation I'm not sure I would recommend you do the taxes yourself,  change of accounting method (F 3115) isn't easy for someone that hadn't done them before these online software companies make things seem easier than what they are, they are good for less complex situations. 

Can you afford a vacancy or two?

Be sure to: call & verify employment references, request pay stubs to confirm income & check rental history by contacting the previous landlords.Keep the momentum going!

It sounds like you're cash flow negative, but not sure you have all the details/line items listed.

Make sure to run your numbers conservatively and based on the current as is value if you plan to go this route. 

As I stated above, please exercise caution and make sure fully executed documents are received prior to wiring funds.

Also deleting duplicate posts, not sure how you could make it so duplicates self delete or don't post for those of us with tech challenges....