@Jonathan Mills For countertops, I would personally go with granite.

First, it's important to share the reasons behind our preference for the lease to expire in the summer months:Mitigating Risk of Winter Vacancy: One of our primary concerns is to mitigate the risk of vacancy during the winter season.

Otherwise it’s families/friends/partner/sell stuff/personal loan/borrow against something else or see if someone will do a 2nd for 10%. 

Agree most Realtors are not real estate investors themselves, number 1.Additionally, your Realtor may have a different property type they like to invest in or prefer to have more paid off properties than leveraged properties.You will know you are working with a true advocate and fiduciary if they negotiate hard for you and advise you not to get into or stay in skinny or low profit deals.To Your Success!

That includes real estate agent, title preferably owned by attorney, seasoned STR property manager etc. 

I'll personally benefit if it is for the current year (anticipated increase in income), or is the benefit to be realized only for the actual year it was placed in service?

They'll let you know if they have a product you currently qualify for, or what you'll need to do to qualify.Anecdotally, I feel like personal residences are very easy to qualify for.

I was hoping I could you use a personal EIN instead of my SSN. 

Talk with a tax person.  

I know @Jon Smith personally.