Other states you must cure within 5 days of the sale and the lender can allow it or they can refuse. 

This would probably allow me to qualify for the FHA loan if this is true since the giant loss is throwing off my DTI. 

This approach will allow you to focus on the financial benefits rather than the day-to-day operational tasks.Additionally, consider how this rental income will contribute to your overall financial picture.

And one night they call us and told us one of her contacts partnered on a deal with Ryan and Tyler but they had to dump their ownership in it because MF Capital was not allowed to do business in Texas anymore.

Second, for you as a taxpayer you need to evaluate if your tax situation (e.g. property type, tax profile, material participation, etc.) will allow you to leverage additional losses generate from cost seg to optimize your taxes. 

Some companies allow property owners to select tenants and set the screening criteria...We do not - our criteria does not bend. 

I'd love something that allows me to keep up with rehab costs, maintenance, leases, etc. 

How many mortgage lenders have you spoken with to get qualified and discuss allowable down payment options?

Seems like too much work for too little return UNLESS you own the property, or perhaps have an option to purchase the property allowing you to capture any increase in value.   

Allowing the team to assist in some of my "Busy" work, so I can handle more productive tasks. 3.)