But you can give a "gift" like a gift basket, local specialty item, etc.

Many people buying items online, especially clothes, very much appreciate the ability to have a store nearby to seamlessly do returns at.

I would bring this up as the first item to lenders to see if they can do your loan.

Every item from a roof to a dryer has a depreciation schedule that is fairly standard.One income property is really easy to track if you associate it with one bank account. 

I want to become more handy so I can fix important items.

It definitely is an important item to consider first of.

You might also qualify for the de minimis one that you mention since it is line item amounts 2,500 or less.I don't see this as strict adaptation, and nor would it be betterment or restoration.

I ended up adding a couple items to my checklist in the middle of the flip.

@Waylon Zook , I have and at least the institutions I requested service required 2 years business taxes, and a few other items.

Also, make sure that around month 9, 10 or 11, you get a THOROUGH home inspection done so the builder can repair any/all items that fall under the warranty up to that 1-year mark.