We only received the deposit claim today, so we should be within the 15 day period.The following two paragraphs are the only ones that tackle repairs:"Tenant agrees to take good care of the house and its equipment, or if damaged, other than ordinary wear and tear, Tenant will make repairs and replacement equal in quality to the original construction and if the Landlord makes these repairs, the Tenant agrees to pay cost of same upon presentation of bills.""

., one big issue is that using your model of "flipping" you will not be able to use the 1031 exchange so you need to put ordinary income tax + Self employment etc into your proformas to make sure you can still get the return you want.1031 exchanges are for property that has been held for "productive use in business trade or investment".  

So regardless, you will be paying your ordinary personal income tax rate on this activity.  

Patio door was open.

You are allowed to charge for items beyond "ordinary wear and tear."

It's ordinary to pay a fee for an outgoing wire because all banking institutions charge one but not for incoming funds.

If they want  a freestanding structure like a platform/patio they can move when they leave I would consider but not a deck. 

If you have a business you can deduct expenses the are "ordinary and necessary" to run your business.When I was self employed in sales I deducted all of the things you mentioned.

Not a bad idea, maybe Ill invite everyone from this thread to my backyard when i get the patio build done this summer :-)  Or someone @Ryan Arth ;-) could organize an informal akron BP meetup at the Mustard Seed Highland Square, mezzenaine, indoor-outdoor options ... coffee wine beer organic vegetable juices something for everyone 

Primarily, I have done minor projects at my parents house (building a deck, cementing a patio, renovating a closet/bathroom, painting) and at the rentals I lived in during college.