Quote from @Twana Rasoul: @Jon Ful I'm happy to recommend some contacts if you are interested...I've tried and reached out to several cost seg companies for properties here in San Diego. 

And also, I see many LLs simply offer several months of free rent in lieu of TI if it's a tenant that fits.  

As others have mentioned, you will be able to take bonus depreciation, for certain assets, which won't be pro-rated.When you get the cost segregation study, it will break down the home into several buckets39 year property, 15 year property, 7 year property, 5 year property and land.The remaining assets will be pro-rated when it is placed into service.For example, a building placed into service in January will have a higher depreciation expense than the same building placed into service in November.Best of luck.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Quote from @Erik Estrada: Quote from @Jay Hinrichs: Quote from @Erik Estrada: Biased here since I am a broker, But, there have been several instances where a borrower has provided me an LE from a credit union or bank and the rate/fees were significantly higher than what we could offer for that same scenario. 

Hey Hey @Jared Appel - Funny I swear I just saw a post of a person who recently moved to Miami from Chicago within the last several days.Anyways, welcome to the Chicago BiggerPockets community Jared! 

I used several lease templates that I found as a starting point, then created custom leases for my properties from those, and had my lawyer review them.

BP also has several great podcasts including a show for Rookie Investors such as yourself.

@Justin Cummings With your BRRRR portfolio at 15% LTV, significant equity offers several opportunities for optimization.

As for your other questions:It is currently on the market and has been so for several monthsI don't have anyone representing me yet...trying to learn as much as I can before taking that next step with a realtorI don't know why the owner is sellingI don't know the standing of the tenantsRent appears to be at marketAssuming 10% vacancy rate, my calculations show that it would indeed cashflow.