The safe harbor applies to amounts paid during the tax year to acquire or produce what the regs call a “unit of property” (UOP), you must meet these requirements: (1) at the beginning of the tax year, the taxpayer has written accounting procedures treating as an expense for non-tax purposes amounts paid for property costing less than a specified dollar amount (which will be 2500 for you), or with an economic useful life of 12 months or less;.(2) the taxpayer treats the amount paid for the property as an expense on its books and records in accordance with its accounting procedures. ( do this on your bookkeeping software or whatever you utilize)(3) the amount paid for the UOP doesn't exceed $2,500. as substantiated by invoiceNote: The cost for the Unit of Property includes l additional costs (for example, delivery fees, installation services, or similar costs) if these additional costs are included on the same invoice with the tangible property.Eg:A purchases 100 printers at $500 each for a total cost of $500,000 as indicated by the invoice.

We take care of everything: provide personalized messaging/guest interactions, being available 24/7 for guest issues (including being available to physically go over to the property), personalized trip itineraries and recommendations for guests, pricing adjustments (which means staying up to date of current events including concerts, graduations, etc) coordinating of cleaning, restocking and purchasing of consumables (coffee, water, shampoo, body wash), laundry, supplying towels/linens, Netflix subscription, a color guidebook with info about each property/neighborhood, tourist brochures, takeout/delivery menus from places nearby,   We have also partnered up with local businesses and are able to offer discounts at these places for people who stay at our properties. 

By the way e-mail is typically not considered an acceptable method of written delivery unless explicitly stated in the contract.  

For property management, there are really good, emerging systems that can help you manage the day-to-day of service delivery, bookkeeping, along with project management  to keep track of 'to-do's' Hopefully this advice helps but feel free to ping directly to continue the chat!

I furnished two entire 4 bedroom apartments for $2,500 including delivery.

Just adding to what Bryan said, document, document, document.Phone calls are a good first step as are e-mails and text messages, but if the landlord is unresponsive or uncooperative, send a written letter with proof of delivery and keep a copy.

Delivery, installation, removal of old heater.

The seller's portion of the settlement can be done by overnight delivery (FedEx or UPS).  

(a) Upon termination of a rental agreement, a landlord shall return to the tenant the security deposit minus any amount applied to: (1) the payment of accrued rent; (2) the amount of damages that the landlord has suffered or will reasonably suffer by reason of the tenant's noncompliance with law or the rental agreement; and (3) unpaid utility or sewer charges that the tenant is obligated to pay under the rental agreement;all as itemized by the landlord with the amount due in a written notice that is delivered to the tenant not more than forty-five (45) days after termination of the rental agreement and delivery of possession.

(mailman, delivery drivers, the guys with the ice cream carts, etc...) be creative.