A good contractor will itemize the entire job with prices for everything.

Perhaps the tenant stored items such as boxes in the corners and the MILDEW (never use that four letter word) was caused by lack of air circulation.Gail

We have a section in the standard lease with a list of items where one either check "Landlord" or "Tenant".Usually, the gutter is landlord's responsibility.Refrigerator filter is questionable, however, know that if you don't change it, most likely the tenant won't either. 

There are a list of items to be satisfied or what you're attempting will be legally unenforceable.Set the amount to high and you won't be able to collect.  

Your tax adviser can work with you so that you can identify the different categories of items to depreciate at what time periods.  

BTW, a door stop on each door was an "initialed" item on my move in check list!

A pool is a luxury item.

I also need a new central air unit, which I think is going to be the most expensive item I have to purchase.My budget is $8,000My time line is 2 wks to a month, I'll be doing most of the work myself with the help of a handyman when needed.I paid $26,500 cashMy budget is $8,000 but I'm going to try and get it finished with $6,000ARV=$80,000That's it in a nutshell, let me know what you guys think.

Gross monthly scheduled rent must be at least twice the P&I payment to break even.Do your due diligence to make sure there's nothing going on with the property that will make expenses (which includes vacancy and capital items) more than 50% of the rent.

The reason is that you are allowed to deduct a lot of items for business purposes that you can't as a person only.