@John Zhang If your wife qualifies for Real Estate Professional Status (REPS) and materially participates in managing rental properties, there is no limit on the amount of rental losses, including depreciation, that can offset your W-2 income.

It is a simple and effective way to make your HVAC utilize propane.

Any recommended reading materials, please. 

It’s been bumpy with positive income. lots of expenses,  220 w batteryinstalled, utilities , gardener,  Water heater etc and cohost is eating up positive.

Material Misrepresentations: Norada Capital Management's misleading claims include:a.

This is the only app I can find customized for tracking your hours and that of your cleaners, handymen etc... Anyone have any experience with it?

The city also confirms if the utilities have capacity which they do.Its a simple case of NIMBYs having a huge voice in this jurisdiction. you are doing everything right. just file a couple lawsuits get a good lawyer and keep going. 

One month of vacancy will cost you $2,600 + $200 utilities.

What is the best way that you have found to tell them that you need labor & materials separate, so at tax time you can send them a 1099 for labor?

A good baseline is to calculate material costs (e.g., $300 for paint and supplies) and add a fair hourly rate for labor.