List of items to be done - (inspection next weekend)HVACAir Conditioner addition to current forced air furnaceElectricalGarage door motor to 1 car garage door Install recessed lights in living room, and new light fixtures in bedrooms, living rooms, kitchenReplace light switches/outlets to square plastic whiteFlooringRemove carpet, tack boards one main floor and top floorInstall vinyl plank flooring throughout main floor Same baseboardPaintingPaint all wood trim whitePaint kitchen cabinets whitePaint all wallsStructuralRemove half of kitchen wallSliding door for half bath on main floorKitchenReplace kitchen counter top, and match bathroom vanities with sameReplace kitchen sinkReplace appliances with stainless steelBathrooms Replace countertops with same kitchen counter materialGeneral workInstall window blinds on all windows

Doesn't seem like this tenant is a good match for your property.

I am contributing my maximum to 401k with a 6% match and a Health savings account to use for doctors visits.

When I saw it I called them up and said, if you guys are saying it's worth $6k more (a single model match actually did sell for $2k higher than their estimated value), then gimme my moneys.

Are there model matches renting for $1300?

Similar to Adwords when everything is coherent from the search queries that are coming from the keywords to the headline matching your landing page. 

I’m sure their are plenty of properties that would match that criteria.

Also, I would back off on your 401k unless you have company matching (that is free money). 

Taxes - At tax time you will be filing a Schedule E, so simplify your bookkeeping by using categories that match well with that form.

Most PMs don't deal in LOs so they wouldn't be able to help there either.If you're not in a rush then your best bet is to monitor kijiji and call/text/email every For Sale by Owner ad with a house that matches your criteria and ask if they would consider doing a rent to own.