Rental Property, what items can be deducted in which ways?

[Sam Booth]

I just purchased 2 single family homes as rentals and there are some items I was wondering how you get the correct tax deduction. I am somewhat familiar with taxes, and bonus depreciation, etc, but just needed more clarity on what goes where.

Replaced Waterheater - is this a 27.5 year depreciation or is there a way to expense (~$2700)

Replaced floors with floating vinyl floors (~$3600)

New Appliances (~$2,400)

Lots of misc, painted whole house, new hardware - I assume all of that is probably an improvement rather then repair?

Thanks so much!

[Sam Booth]

Ok so it was $2700 for the waterheater and its installation, including correcting 20 years of no maintenance, fixing a red rag by the gas co, and fixing the chimney pipe. I am out of state so it seems like everyone takes advantage of me where they can! Haha.

Back to taxes, should I expense stuff if there was no income from the property yet? Purchased last fall and didnt rent until this year.