Pick up the phone or stop by local code enforcement offices to make sure that you have a crystal clear understanding of local laws and regulations.

but careful planning and documentation are essential""...making sure that your wife understands what she needs to do to document her hours and activities."

Let me give you some background for context and to help you understand why I am moving in this direction with investing this year. 

So if I understand this correctly, by qualifying to extend the 5 year rule to 10 yrs, $250k if single or $500k if married of proceeds from this sale would be exempt from capital gains? 

Here's a chart from ShowMojo based upon the thousands of properties their clients use their system for:Not sure how any landlord or PMC doesn't understand that DOM are affected by the time of year and it's taking longer to find tenants than any time since 2018!

Check your state laws on tenant abandonment - then follow them.You can choose to be more aggressive, but make sure you understand the risks!

I’m glad you were able to move on without signing, shows the agent understands/is a good guy/gal, or knows other firms wouldn’t require such a signature. 

For me as well as the seller.First, you have to define Sub to financing.Do you mean the reckless kind where you overpay for a property, take over the financing and borrow from others to cover closing costs and holding costs when you have no money, no credit, no income, no reserves and can't tell a warranty deed from a deed of trust and you close on the kitchen counteror do you meanbuying below market value, already having a nice income, having reserves, using escrow and title, already understanding the due on sale clause, have done a lot of creative purchases and know when to use and when not to use creative finance and how to recover if something goes amiss?

They are prompt, proactive and understand property management from an investment perspective.  

It's people who understand that it takes effort to become successful, typically from CA at this point, and have a way of showing those characteristics, do best.