The examiners there stated the whole DOT is no good; the form it is on went out of use Jan. 1, 2008.

@Bill Gulley , you have crushed me...Okies get a lot of ribbing up here, LOL, Tulsa....yes, OK City area.....yes, maybe even Broken Arrow, but really, examine the market carefully, not saying being the first to do something is risky, but it usually is.

This attitude was adopted way before computers and accounting software was available, so since the adoption of GAAP is now at such a low level and at a lower barrier to the use of a decent accounting system, I'd suspect any IRS examiner will not be happy looking through your shoe boxes that are color coded as your system.I suggest you get with a bookkeeper who can help with a "chart of accounts" for your business, get an accounting program and set up your system.It will pay you to become familiar with basic accounting and the concept of expenses, depreciation, income, assets and net worth.

The accountant is told to examine these expenses and correct the account. 

Unfortunately TSP is fairly restrictive on what it seems invested in , and it's limited to a mix of five funds.But investing with my IRA is an option as well, so I'll  examine that a bit more.

Since you have identified which property to invest, generally speaking, all the cost spent for the specific property know as" inherently facilitative costs" need to be capitalized as if the deal were gonna go through.Meaning,All the facilitative cost, such as appraisal, examination of title and wire fees, relating to the property that you were about to buy have to be capitalized.

There is just not a great answer unless you can examine it closer. 

I have a W2 person submit to not just examination of the W2; they supply the W2 (or a tax return that shows the W2 amount), recent pay stubs AND employment verification.

I think the first thing you should do is examine where your current deal flow is coming from at look at how you can increase that.

With the 5+ units, you will examine the new net operating income to help in determining the new potential value.