Then I would get an attorney to help with the eviction cost. 

Before you spend any money, you just need to price everything out (i.e. cost of homes, moving costs, installation, hook ups such as electrical, water, etc). 

Keep your home as similar to your comps as possible and that will ensure your value is as close as possible as well.

My first question is that can I do a cost seg next year, when she qualifies for REPS (as she doesn’t qualify now), and use that depreciation for my W2 income in the second year of us renting the property?

Also, the opportunity cost of leaving the property vacant for a year while paying a mortgage on it and not receiving rental income is much higher than what the marginal difference in rate will cost you until you cashout refi it.

It comes free with my MLS subscription as an agent, not sure what it costs outside of that. 

What I mean is that properties with extremely high cash flow on paper will TEND to have more costly capex issues, more maintenance issues, and higher rates of turnover and delinquency.

Closing assurance, putting in the best bid, and making hard money deposits are all good strategies.

Wholesaling is putting a property under contract, assigning it to someone else to close, and then making a spread (money) for being the conduit.

Requesting Buyer to assist on Closing CostsWe requested the seller to offer cash towards our closing costs.