Or is there a loan out there that lets you do all this work then refinance w/o additional costs?

In short, i unfortunately, just simply cannot sustain the entire amount of the rent on my own in addition to the utilities, and after exploring other options on my end with no answer, I needed to turn to you guys and just be honest, I don't know what to do.

With her hard work and additional income, we recently refi'd the house to clean up most of the divorce debt.

The renovation cannot be for any structural changes, i.e. you can't change the floorplan to have an open concept between the kitchen/family room or add an additional half-bath, but you could redo the kitchen, roof, etc. 

In addition, if you have to re-list the property in 2 months, will it be easier to get a new tenant, or harder?

It means there’s an addition or some work was done at some point that isn’t permitted or up to code.

In addition to being a bedroom community for Augusta, there has been so new business activity there over the last decade.

In addition, the agent now has to do twice as much work.

Some will also, for an additional cost, do remailing and let you use that address as principal office.The average cost for a basic registered agent is usually between $45 and $100/year.

In addition, beginning the process shows the tenant that you are a professional and intend to protect your investment, which may make them rethink trying to take advantage of you.