- is furniture included?

Same for including internet in the rent.

At its low point only 1 out of every 10 homes sold in this area were owner-occupant and a major effort including grants and intervention from different groups has only pushed this up slightly.  

And you will include utilities? 

You can include your time as a non-traveling nurse)*You must show a history of contract work.

As a mortgage underwriter with a focus on Texas property , I can tell you that Texas homestead exemption does offer significant protection for homeowners, including those owning an owner-occupied homesteaded duplex.

I'd advise resending the contract, this time with your EMD included, and arranging for it to be wired directly to the attorney or title company. 

These guidelines are typically outlined in the community's governing documents, including the Declaration of Covenants, Conditions, and Restrictions (CC&Rs), bylaws, and any amendments or resolutions that have been adopted over time.

@Cullen EckertYour legal reference while being a nice try is really invalid because the court overturned it because governing docs did not include it whereas if it is a deed restriction that is completely different from that caseIt doesn’t mean you will win or lose but be prepared for a hefty legal fight that could cost you tens of thousands to defend and the HOA going to make your life.

Specifically discuss with your CPA the ability to deduct depreciation expense over time, allowing you to deduct a portion of the property's purchase price as a non-cash expense, meaning you can lower your taxable income and potentially lower your tax liability.In other words, you can reduce your taxes by writing off expenses from your total taxable income.