Do you require the tenants to have renters insurance AND do you make sure the renters policy does not have a dog bite / dog breed exclusion?

@Nick Zupec  the background check is transunion ,  I believe anyone using transunion has these exclusions. 

In addition, if you are self-employed with no full-time employees you may wish to consider opening a Solo 401k instead of a self-directed IRA as it has several advantages over an IRA LLCsuch as much higher contribution limits, direct checkbook control (i.e. no need to have the account at a speciality trust company), ability to take a 401k loan, exclusion from unrelated debt finance income tax with respect to investment in real estate acquired with non-recourse financing, etc.

First I would see if they would qualify for a 121 exclusion.

Yes, the spring/summer season sees demand ramp up, but that doesn't mean a house listed in December won't sell.If you buy in October/November, chances are you won't be listing until January, anyways.If I had a house completed on, say, December 15th, I would likely sit on it through the holiday season before taking it to market, but I would talk to realtors.  

Even if you use the installment method to defer some of the gain, the exclusion of gain under Section 121 remains available.As for your seller financing question, zero percent seller financing is fine.

I like the exclusivity of it and feel I get better deals than those offered by real estate agents.  

And the time it was your primary residence (tax free up to the $500K exclusion).   

If so you could qualify for the 121 exclusion and take the first $250,000 and $500,000 (If Married) of profit tax free, and put it into your next investment property.

Within fourteen days, excluding Saturdays, Sundays or other legal holidays, after termination of the tenancy and delivery of possession and demand by the tenant the landlord shall provide the tenant an itemized list of all deductions together with the amount due and payable to the tenant, if any.