I can adjust for costs annually without explaining which specific line item changedBut now I'm curious - is itemizing like this becoming more common?

Even under $2,500, items are often considered improvements if they upgrade or restore part of the building, which means the IRS technically expects you to capitalize and depreciate them.

I work with tons of new investors as an agent and when we are putting together a proforma, it's pretty easy to estimate the cost of most capex items and approximately when they'll hit.

The rest are a couple hundred bucks per invoice or ~$1k (labor) I don't have the invoices to review, however if each invoice is for a SEPARATE job (and itemized/below $2500), then yes generally you can expense under the de minimus safe harbor.

Give them an opportunity to address or remedy smaller items before the lease ends.

Does anyone have a similar job board you use to plan ahead and stay on top of regular maintenance items, etc for each property?

You can elect up to $2,500 per item ($5,000 with audited financials) and just expense qualifying items without worrying about the improvement vs. repair debate.

That said, safety-related items, like railings, smoke detectors, or other hazards, should always be handled promptly by the landlord, since a court might hold the landlord responsible even if the lease says otherwise.

You think you are done, then another comment comes in.Title items can surface that have to be cleared before anyone wires money.

Also, supply chain delays on specialty items (certain HVAC models, trim packages) are adding 2-3 week holds on subs waiting for parts.Here's what's working: pre-construction walkthroughs with your GC where you specifically call out known issues.