These are the best recommendations.  

Very familiar with the Richmond market.

But then I was tapped out on access to funds, so I switched to creative means, obtaining the next 3 properties via lease-options.

You are required to file a complete and accurate return, which means reporting the income that you earned along with atleast the direct expenses that you incurred on your rental.There are two comflicting forces - Your tax accountant wants to be aggressive with deductions because it will entitle you to paying less taxes(now or in the future).Your lender wants to see as much income as that will increase your Debt to Income Ratio(DTI).The good thing is that you can speak with your lender about 'one time expenses', that were only incurred in that year and are not reoccuring. 

Skip to the 6:00 mark to get into the nitty-gritty.

You're an attorney who wishes to represent people in the purchase and sale of real estate?

Also, it goes without saying that if you make a procedural error (very likely as the process is designed to trip up the unsophisticated landlord, and all tenants have the right to a pro bono attorney), then you have to start the process again from scratch. 

Incorporating a value add strategy to your house hack has the potential to move you quickly from one property to the next.    

I'm assuming it's because the wholesaler is basically the middleman?

Is the house deleaded?