Buy and Hold tax deductions

[John Khadiyev]

I am in a process of buying a property to rent it out. I know that the cost of bringing the house to habitable conditions is only deductible when you sell the property. But since you can deduct property maintenance every year. what is the rule and where does cost of updating property between tenants and updating property before tenants make a difference in tax deductions. What counts as maintanence cost? carpet, paint, broken sprinkler head, a new driveway?
The property I am buying needs about $12k in repair and I want to know if I can deduct it this year legally. Or I can't until I sell the house. I do not plan to sell it for a very long time.
Hope this makes sense.

Thank you
John