Depending on her income level, she may be able to write off a portion against her income.

I'd also add to that that you are paying a 20% withholding tax on gross rental income. 

Ideas such as what are  Very focused certificates or training that young people can do in order to get a base income very quickly. 

Some background:I got into REI to earn enough income from rentals to replace my W2.

As far as financing goes, I have now a steady income (although a small history), a FICO score over 760 (but never had a loan), and my dad who could co-sign if needed.

Currently, I own a restaurant in Florida that’s generating a decent income.

For example, I mention that every adult must pay a $XX application fee, pass my credit/criminal background, make a combined income of 3x the rent, and whether or not the property accepts pets.

I am wondering if I can claim it as a repair(counting against rental income) or if it must be claimed as an asset (with depreciation benefits)?  

It really has to do with the spread between rent (income) and expenses.

Wife and I are both self-employed so acquiring a traditional mortgage is challenging based on our "on paper" income.