I don't "do" emotions when writing my replies.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

Had not done a cost segregation study when I purchased these two homes, but understand you can calculate a value  to write off so you are not depreciating two roofs...using salvage value or producer price index.

On the buy side I have been writing 2.5% on the seller concession to buyer broker, and haven't been countered yet.

It sounded like the way you were writing that you might be doing a lot of online research and sending out offers, but since you mentioned an agent, I wanted to check.Are you getting enough reps seeing houses to know what your offer prices should be?

Giving for a tax write off is giving to receive and that's not offering first fruits. 

@Elizabeth SouthallWhat helps for next time is: write down all of your renovations and the price you paid. $1 spent doesn't = $1 appreciation.

It’s a beautiful wooden cabin-style property that I’d love to restore.

Then people say banks do it, yes they do but they also do fractional lending which means they can create money out of thin air.They can write a $1M loan to someone with only $100,000 essentially.

The contingencies are just as important-Did the agent write an outline of the email in the offer and tell you why they're a good agent to work with?