The transformation was huge — and it’s all thanks to my contractor, Leo Bravo.He does both interior and exterior remodels — from kitchens, bathrooms, and cosmetic updates to siding and roof work.

Here’s the quick rule of thumb I share with clients:If it’s a repair (fixing what’s broken or keeping things running), you can usually deduct it right now.If it’s an improvement (something that adds value or extends the property’s life), you’ll have to depreciate it over time.So… patching a roof = deductible repair.Replacing the entire roof = depreciable improvement.And with the 2025 tax rules, certain property components (like appliances or flooring) might even qualify for 100% bonus depreciation if you do a cost segregation study.Curious how everyone here handles it — do you separate repairs vs. improvements yourself, or just hand it all over to your CPA at tax time?

At ~110k, consider C/C+ SFH or small duplexes in landlord‑friendly Midwest/Southeast markets with stable rent demand; turnkey can work if you vet the provider, inspect sewer/roof/HVAC, and confirm a real rent roll.

Roof 2.

.: Hi Jared- I've spent a good bit of time looking at deal in Cincy and found the properties selling for under $100k a door tend to have a good bit of deferred maintenance (roof, electrical, plumbing, hvac).

Note that you may also have to share some responsibility (and give up some control) for shared amenities such as the roof, pest control, landscaping, parking, etc with the onwer of the other side. 

Getting real quotes for roofs, HVAC, flooring, paint, etc., and mapping out capital expenses for year one, two, three, four makes your analysis much more grounded. 

Preferably on a slab, which is the cheapest foundation you can build, and with roof trusses.

He knows what I do for a living, OBVIOUSLY and he asked me for some contacts when it came to a new roof for his house. 

Here area few other options:Basis adjustments: Add in every improvement you made over the 30 years—kitchen remodels, roof, windows, decks, etc.