Also, read this post and the comments on it, you should plan for and expect numerous problems you're first year especially as it sounds like you'd be a first time homeowner.https://www.biggerpockets.com/forums/52/topics/784938-all-my-cashflow-to-repairs-and-maintenance-this-yearOn the more helpful/less criticizing end, I dont have a FHA loan.

Some of the elements of the renovation may be able to be separate out and expensed on a shorter time line but nothing gets deducted until the rental is in service (2020). 

Ive read numerous books and listen to plenty podcasts about the subject.

If you’ve done your due diligence and tenants are properly screened, there is no reason that this number should be >10% of gross rents.FINANCING: an obvious element to consider.

In the commercial world, the PROPERTY is the most important element.  2 years of rent rolls, utility costs, Cap Ex, etc. will all be measured on the property.  

I have a done numerous seller financing deals and I have a template I can send if you wanted to use it to breakdown your deal.

I've listened to numerous podcasts and watched videos.

.- Any soil contact with posts on wood-frame elements like a deck or patio?

There are numerous wealth management advisors / estate planners who have experience working with real estate.

Another tenant that I have goes out of her way to clean the house (without me asking) and has cooked for me numerous times (also without me asking).