First, see if you can negotiate replacing the sale contingency with a longer escrow or loan period.

Not only your depreciation is limited, you cannot claim any loss.For 2025, you will have two separate periods.

If I can line up a tenant during the option period, then I know I will win, and I can also win if another buyer comes in with a competitive offer.

However, many lenders may require you to wait a seasoning period (typically 6 months) before refinancing.

Have you modeled out a vacancy period post sale-leaseback term?

This was my slowest off season since the Great Recession (not counting Covid lock down periods) 2) when building up your reviews you will likely be best served by having a rate below market.  

You can even be under contract to buy within or before your 45 day period even starts.

The NoD must clearly state the missed payment, cure period, and consequences; consulting an attorney for your first default is a smart precaution.

The fall is a slow period for Michigan, so we did great based on the time of the year.

The second of two homes I bought when I sold the rental, I would have bought a more expensive one as the one I got was close to the university and tended to attract students which had higher turn over (though it may also be my local market).I'd also look up how to do a 1031 (I think that is what it's called, I'm not in the US) where you defer capital gains taxes on rentals by buying another within a set period of time.