It sounds like you're unfamiliar with the eviction process so I recommend you research it over the next couple of weeks and prepare.

Not to re-direct the thread, but which company(ies) do you recommend based on your research?

You need to research your market.From a financial perspective your monthly rent should be equilivant to 1% of the value of the home as a bare minimum.

I don't know if I am right about them not having an office, I didn't do further research. 

Not being able to research it is not forgivable.As my colleagues already said - yes, you can use the exclusion, and you will have to pay some taxes on depreciation you have taken during the 2.5 years of renting.

We can do a little more research to nail the ARV down a little better' but I think we will come in around 75%.  

@Harjeet Bhatti Thank you, I just did a little research on portfolio loans and I think this would be best for me.

I know bigger pockets recently started offering them or you can do a google search and just keep what you like.I don't think you need a checklist, but I would recommend running the numbers through your worst case scenario simulation to make sure you feel comfortable with the deal.I recommend doing your own research on what you think you can rent the property for.

I would research these issues before investing in a market in another town, since there is less oversight overall (my friend is from DC area and was managing it remotely). 

From my research ideally you would want a 70% LTV as a portfolio.