It does not include photography expenses. 

Stage well, get professional photography.

I was going to save approximately $40k in selling costs (e.g. commission, selling costs, staging, photography and other fees), save on capital gains, not be forced to use a 1031 and maintain ownership of the property for years to come.

I was going to save approximately $40k in selling costs (e.g. commission, selling costs, staging, photography and other fees), save on capital gains, not be forced to use a 1031 and maintain ownership of the property for years to come.

I'm looking for someone with experience doing photography for STR vs selling.

You and your wife could do "side gigs" such as making and selling crafts, quilting, watching other kids while she's at home with yours, photography, or whatever makes her heart soar. 

Personally, I enjoy the outdoors - fly fishing the Truckee, paddleboarding Lake Tahoe, landscape photography, etc - but that won't be super high priority since this will be an investment property and I will likely spend most of my time at my girlfriend's house in Reno.Kyle - thank you as well!

Would someone who stages properties and does real estate photography count?

ARV is also challenging if not impossible for a third-party to predict due to market changes, investor design choices, listing agent competence, photography, access, even just keeping the damn place clean for showings, etc. etc. etc. and on forever with countless micro-decisions that will affect the end result.

Professional photography, how to talk about the space, SEO, screening process, how quickly and thoroughly you respond to prospects, proximity to hospitals/industries utilizing temporary contract workers, etc.