To try and overcome this problems i am reading everthing i can, listening to every podcast and webinar i come accross (just read @Blake Alexander's post how he listened to 4+ poscast a day, man i have to pick up the pace , and congratulations to Blake on his new job), I setup two separate acounts were i have money automatically withdrawn for savings for future investments, and im working with someone to repair my credit.

The lender will still add the last previous years together and dived by two and take the middle income.My advice to you si that you should find a top lender in your area, one that is been in business at least 12 years, meaning that he was in the business when the "creative" way of lending was done and can run numbers on his calculator, not input numbers in a computer software program and see what the automatic underwriting tells him. 

I receive automatic emails from my real estate agent and a nice looking 3br 1.5 bath for $24,900 came up and I jumped on it.The deal breaks down like this:$6759.16 for 20% down payment, insurance, taxes, inspections, etc $3498 for new furnace install $400 maintenance - windows, pipe, cleaning$10657.16 total out of pocket.It rents for $680/mo.I went the conventional route to the bank and paid 20% down, etc etc.

This would easily be picked up under the automatic insured provision for a trust on a commercial general liability policy. 

If you use a program like Turbo Tax, they will calculate the correct amount of depreciation for this year automatically for you.

The previous owner was still paying automatically by credit card.

Now that I'm taking over the home as an investment property, I won't be able to file homestead or a senior deduction so I know my taxes will go up a LOT.My question is....when will my taxes go up and will they be adjusted automatically?

Yeah I've noticed with mine that it registers the vote but doesn't refresh it automatically like it used to.

I wasn't aware that money spent to get it rent ready is automatically considered an improvement and must ALL be depreciated (regardless of whether it would be considered a repair or not AFTER being rent ready.)

It will allow you to post your listing in their site and they also advertise on several other sites automatically