The only thing to be aware of, is using the sprayer is a 2 person job, 1 to paint, the other to carry and move the bucket and cord around.  

I spent the next 18 months nurturing those leads and the ones I was getting in-between until I finally got a deal.

Quote from @Carrie Matuga: @Kaitlyn AragonI'd start by setting aside time each day to analyze 5 deals in your chosen market.

We attempted to get the sellers to take more money and offered them two additional options one with an extra $35k, via Subject To, and the other with an extra $70k with both Subject To and a partial seller carry-back. 

Hi Tyler,  @Carrie Matuga, thanks and yes the out of market issues you mention do worry me. 

A quick Google search turned this up:Some states, like South Carolina and Oregon, even require aspiring managers to carry a specific property manager's license.

Or is the only option available to carry the depreciation and losses forward? 

You may be able to carry a note on the property but I believe it is hard to find lenders that allow that. 

If you do not have other passive activity other than your passive real estate activity, creating a loss with a cost segregation will only create a passive loss that you, likely, will not be able utilize in the year of the cost segregation and will carry forward.If your real estate activity is ordinary because, for example, you qualify as a real estate professional, the loss created by the cost segregation can offset other ordinary income, creating an immediate tax benefit.This is definitely something you want to discuss with your CPA.  

I strongly advise getting started with a CPA and that you carry chargeback insurance in case a tenant ever reverses months of payments and deposits.