I want to start with single family homes/long term rental, but also willing to try different strategies such as renting by the room/mid term. 

Main reason for selling is she took a job at the coast.

Hello Laura, Different lenders might require different things here but most of the time if you can show the lender a signed one year lease agreement that will be sufficient.

@Travis Main Thanks so much for the welcome and offer of help. 

I have a friend who owns over 60 properties in different states.

You will meet people from different walks of life that will give you different perspectives on real estate investing.

The main restriction on using the Section 121 exclusion is the ownership and use test.

The bridge goes from the main yard to another section of fenced in yard. 

Reason for doing so is that because they base the risk off of worst case scenario under the idea that they would have to take over the property if you were to foreclose, how much of a difference is your lease between the market rent?

The difference between CPAs and EAs is addressed  here (scroll down to my long comment on that old thread): https://www.biggerpockets.com/forums/51-tax-legal-issues-con...As to finding competent tax accountants, there are 20+ of us right here on this forum.