I have a friend who also invested with this guy and she's received some small payments irregularly, but a small % compared of what she invested.I'll follow up on the items you mentioned to take action on, I appreciate the input!

Imagine trying to ask an owner permission to add on hot tub or high cost item just so you can compete.

Can anyone quickly share a math model of a the depreciation recapture scenario below?

Look at thrift stores and second hand items for some thing-get sturdy things in good condition. 

I'm hoping to hear how people treat the following items for tithe purposes:1.

You would have depreciation recapture on the items you depreciated (75k), taxed at ordinary income rates and then any of the actual property appreciation would be taxed at favorable capital gains rates (50k). 1031 exchange will allow you to defer all of that gain as long as you meet conditions.

Major items include clearing overgrown shrubbery, replacing doors, fixing up the deck, getting a pond running again, and removing an in-ground hot tub.

WAIT as long as you can and don't die.This is easier said than done but it's a proven model to create wealth in your life that has worked for many people over time.I just borrow the down payment as a loan or equity in the property.

But they were very rate sensitive in their model. 

Has anyone had experience working with them before or this kind of model?