If I was in your shoes the only motivation I would have for putting down hardwood would be for resale because it is a SFH.We have redone 3 apartments in the last 2 years. 2 - 2 bedrooms that rent for $1650 and $1700 and a 1 bedroom for $1550.

I think what I'd be trying to do in your shoes is match the mortgage interest and depreciation exceed your net income. 

If I were in your shoes, I'd give notice to one of the tenants that I was not renewing the lease. 

What if the tenant broke their shoe in the front door?

As Joe Kennedy said, when the shoe-shine boys start giving you stock tips, you know the market is saturated.

Shoes with laces.

In your shoes I would ask the seller what she wants in terms of income and work backwards from that.

You already have 2 months, so if I were in your shoes, I'd advertise it ASAP, and only do open houses (our investment properties are also 40 mins away)  on Saturday and Sunday,  so it minimizes your time and gives potential tenants options.     

It's easy for people with good credit and experience to give the easy answer, but please be in my shoes for a second.

I'm not a lawyer and this is not legal advice, but I wouldn't want to be standing  before a judge in that person's shoes!