The IRS Pub 587 quote about "extensive remodeling" making everything an improvement is exactly why you want a clear paper trail showing the appliances were purchased and installed independently — not as part of the renovation contract.Also worth noting for anyone in a similar situation: if you're doing BRRRR or value-add deals regularly, having your CPA set up a capitalization policy (the de minimis safe harbor election) at the start of each tax year saves a lot of back-and-forth later.

Is this a one-off weather event, or does the property regularly demand heavy oversight?

Is it the same price to rent to a group home versus renting to a regular family? 

Easy way to access forums is hover over "Community" and you'll see it there (both Pro-Exclusive Forums and regular forums). 

From my experience the greatest benefit of using BP Pro is to regularly use the lease/management templates and deal calculators https://www.biggerpockets.com/investment-calculators This will help to optimize your underwriting and operations as you grow.

Interested in where that trust line is for others who deal with this regularly.

I'm not a PM software expert, but I'd check out Hostaway along with all the regulars like Buildium, Doorloop, Rentredi, etc. - Time Capital Bookkeeping (REI since 2019) Thanks!!

Send by regular and certifies mail. 

There are a TON of social media groups dedicated to investors, and many have regular events where they connect for breakfast or after hours at a local watering hole.

they still cause damage (dig, scratch, bite, break fence, urinate allover) and the regular security deposit doesn't cover for pet damages plus tenant's