Are you looking for the proper fix or to cover the damage?

Consider the proper motivation should be focused on increasing cash flow. 

The broad consensus is the the '4% rule' is more of a rule-of-thumb than a proper retirement withdrawal strategy.

GC is a blue collar town and you don't typically hear about people moving there proactively, unless they're interested in the school district (they build a new HS right around the block from my duplex) and a lot of renters try and get in there during the mid-late summer to get their addresses in GC proper. 

Part of owning rentals(Correctly) is having proper reserves, so you should have the reserves to meet the higher deductible. 

The USA is a big place and I believe there are markets where many people with the proper knowledge and a stable financial situation can find a way to invest in real estate.

Is it best to ait down with a real estate attorney for filing your LLC to make sure everything is done properly or is just fine to file online?

Your contract should address your timeline after receiving Proper disclosure.  

Properly depreciating a rental home will equate to thousands back into your pocket each year. 

The agent's incentives will never be properly aligned to do what is best for their clients.