If you don't want to avail yourself of a professional to get the true story then you can always read publication 523 and figure it out yourself. 

In service means it's ready and available to be rented whether it's actually rented or not. 

What are the sources that are available that would help a novice (like me)?

I'm thinking a mix of the two sounds like a good bet with buy-and-hold, so I'll start looking around and seeing what's available while I get financing setup.

Maybe the standard MD  PSA has a similar addendum available?

@Kevin MartinI buy tons of tax deeds & lands available for rentals in jacksonville.

Owned the property about 4 years , has over 200k in equity , only 100k possibly available in heloc . 75%.

Put yourself in my shoes, how would you go about this list of private money lenders, knowing that's all you have available at the moment?

I would look back to your previous two deals, see what you actually provided, and make sure to have those updated documents readily available. 

You could eliminate a couple of people by not being being available on the 1st but I wouldn't sweat it.Try and schedule  couple of open houses before the tenants move out if house shows well with their stuff.