Anyways, I want to start learning everything early so I can get started after I graduate high school.

I also had to evict one of my tenants that I inherited after owning the property for only 7 of owning the property.

For context, I'm based in the SF Bay Area in CA and looking into buying my first OOS rental after house hacking locally for 10 years.

I buy a box of bolts or some tools, or buy an extra stove or fridge at a yard sale what entity do I put it in? 

Because you won’t owe anything, and because I ASSUME you aren’t going to bother trying to go after them legally.

Since you can't control the sale price, you basically have a $4k cushion to your reno costs, or otherwise you lose money compared to the as-is scenario.

Some of your requests may fall outside this manager’s standard practices, and customizing services for each client isn’t practical for most PMs.

What can be done or does anyone have any experience using a VA loan after separating recently?

See responses to your questions below: Correct, California is uniqueTo qualify for REPS you need to meet a number of criteria, including (but STRs that meet IRS criteria generally don't need REPS to leverage tax benefits): More than 50 percent of his/her time working in real property businesses; AND, More than 750 hours of service during the year.

Best of luck moving forward with your sale though!