You CANNOT depreciate the house if it’s for personal use, ONLY if it’s a rental use.So I can still depreciate the house, write off items I buy to furnish the home, maintain the home, and any costs associated with running it as an AirBnB when I am not using it for personal use?  

How are you paying for everyday items without a consistent income?

However, you can still claim the mortgage interest and property taxes for your personal use if you itemize deductions. 

I run into many of the same items as an Land use Engineer.

But there is that item #2!!!

Additionally, charitable donations might offer a tax deduction if you itemize.

I took the name and address off, but you can see the line items and charges as listed above. 

Due to item 1, adding an ADU can require years to start achieving any return (once the accumulated cash flow recovers the initial negative position).4) Adding an ADU is a slow process.

In my financial statement to the tenant concerning the deposit I itemized all the deductions. 

I think you can get them to fix items that they didn't do up front correctly if that is the case, but any negotiation is going to be before you go under contract otherwise.