I don't have any capital for future expansion.

Depending on his “abilities,” you can get his forwarding address by following the law that actually applies to both parties here:ORC Section 5321.16 (B) “… The tenant shall provide the landlord in writing with a forwarding address or new address to which the written notice and amount due from the landlord may be sent.

You do not need to do cost segregation to benefit from being an RE professional.  

Different RE Attorney fee structure and custom-based brokerage would arise.

My wife and I have talked about an STR in the future there. 

After working with a lot of lenders over the years, the most important thing for me is their level of customer service (will they provide a lender letter promptly for you when you need to write an offer quickly, call the listing agent to help you get your offer accepted, pick up their phone for you, etc.) and do they close on time?

Yeah, it's an interesting model--I can see how it could work really well in some scenarios and not work at all in others. ...for one thing, you have to use furnishings that in-line with the look and grade of the property, and which are appealing to the typical tenant--which I'm sure can be a bit hit and miss...   ...I suppose that one hidden benefit with a furnished unit is that you don't have so much wear and tear from tenants moving furniture in and out, hanging pictures on the walls, etc....I just finished a rehab at a LTR property--the tenants were pretty good and didn't cause any excessive wear/damage, but even then, there's always a lot of patching and re-painting that needs to be done after long term tenants leave....

A home warranty company is used for people who do not know the RE industry well and do not have the connections an investor should have (i.e. a first time home buyer).

Therefore, I will also make sure language for cancellation when uninhabited is in my future leases.

Having a tenant do a mold test and trusting it on the surface is like having the tenant write the lease for themselves.