A capital improvement is not - it gets added to the basis which ultimately reduces the tax due on sale but it’s not tax deductible in the sense in reduces current income. 

And the added cost of the ventilation systems needed to deal with an indoor pool.  

I won't go with the riskiest opportunistic strategies, and will stick to core and core plus mostly with some value-added.

So as an example, if the hose sells for 90% of market value then it is doubtful you will get an added 20% on the table with your discount.

We added value by decreasing the offer after the inspection and then after closing we were slowly able to get rents to market rent.

Commissions are generally considered part of the acquisition costs, which are added to the property’s basis (the starting point for calculating depreciation and capital gains).Since you’re planning to rent out the ADU, you could depreciate the ADU's share of the property over time, which may indirectly allow you to benefit from the commission expense.

Right now, in Madison the City seems very interested in adding apartments with infill apartment buildings going up all over, but if you are in Milwaukee am sure there is plenty there and adjoining communities to start with.  

After you expressed dissatisfaction and not wanting to move forward to give your property a chance, we refunded your technology fee in full as a gesture of goodwill, even though significant time and resources had been invested into your property’s preparation.Our 30% management fee reflected the value-added turnkey services we provided you at the time.

Personally looking back at it switching into LLC was a more of a headache for me and did not do much for adding a level of protection that insurance did already handle.  

If you wait three months, you can use the new appraised value for the cash out refinance which is helpful because if you're doing a BRRRR, you're presumably adding value and will get more cash back for your next project if you wait the three months seasoning period.