We don't know how the Pandemic is going to affect things in the short-term, and that can be reflected in a drop in home values and a potential foreclosure crisis. ...

So, assuming the market you are looking at doesn't happen to be one of these exception areas, you can be pretty confident that what you see on realtor.com is an accurate reflection of what's in the MLS ... you're not losing out on deals because the information is dated.If you're working with an agent, they'll most likely setup an automated alert for you based on some general criteria. 

Unless you have a clear policy outlined in your rental agreement that say no cannabis.

I'm hoping to avoid the negative methods if at all possible.So my question is, How do I re-categorize the expenses during a rehab to reflect "Capital Improvements" in the property and increase in basis? 

But endurance is conscious, active, reflective and you always have to remain engaged. 

Your renewal letter just states what the renewal rate will be, although many people also include the reasoning behind the raise (to reflect rental increases in the local market, increased operational expenses, etc.).As you've learned, special deals for friends rarely work out well in the long run.  

Any variance is usually a reflection of good or bad management. 

The prices are a bit better however the quality of the homes reflect those prices.

That's a direct reflection of the market, though, so pretty tough to argue with their numbers.

Quickbooks shows the payment applied as income, but that amount already reflects some expenses taken out from Property Management.