If i use an HML this year for a flip,  they fund me for purchase + rehab, etc ... does all that money get taxed as ordinary income?

Such entity in the ordinary course of its business must be engaged directly in real estate management or development activities.2) Expenses related to the real estate will be paid by the corporation.3) The real estate will not be used for personal use.4) There may be periods of time when the 50% test described in 1(a) above is not satisfied.

if you sold now you would break even at best.. but this is pretty much how rentals go.. your numbers are not out of the ordinary.. unless you take on HIGH risk low income rentals.. were they look great on paper but rarely perform as the paper indicates..

Low maintenance yard, with brick patio in backyard.

In fact, the manager may resent you and is far more likely to forget to enforce your changes because they are not part of his ordinary process.2.

Thanks for the insights everyone, it seems like its not out of the ordinary then to be locked and not able to float down easily.

There is a cement patio.

If it was not your investment/rental property that you held for more than a year, it might be ordinary gain, not capital gain. 

I’d hear mortgage brokers always say to hold off on doing anything out of the ordinary, like large purchases, during a loan application.

Upon the expiration of the Lease and any extensions thereof, Tenant shall surrender the Premises in as good of state and condition as they were in at the commencement of this Lease, reasonable wear and tear from ordinary use excepted.The issue here is there is not mention of a $$ for a Penalty.