Also the layouts, are they true 2-bedrooms or is a "bonus space" counting as a 2nd bedroom that almost nobody would use as such? 

Everyone seems to be very generous in spreading very useful information.

Even old time Tenants will want to go to the Testing Phase if they see their Landlord falter, get too over-generous or too understanding.When that happens the Tenant's stability changes because the rules are changing throwing the tenant into the Testing Phase again, so we don't ever want to falter but always stay strong and in control.THE MOVING PHASE:During the moving phase the Tenant, no matter how many years they have been with you, seems to forget everything again.

The comps and the neighborhood have to support it also but I totally could have done a typical flip and made a generous profit as any flipper would but I couldn't live with the quality that it presented itself.

You could qualify for some safe harbors ( such as if your expenses were below 2500, you could expense it).In general, you could probably use 179 in the property going forward (after the new tax law) but using bonus depreciation  (100% depreciation) is appropriate.

Originally posted by @Jimmy O'Connor:@Dennis Dahlberg hahahaha not offended at all, I'm a big boy and can handle a lack of sugarcoat. my licensed team is known for being conservative with ARV's and generous with Rehabs since we go more for quantity rather than trying to inflate our fee lie and scum our way to doing one wholesale that year to pay the salary but we have run into issues from buying properties from other wholesalers so I'm not surprised that you feel that way.You're actually the reason I made this post and the audience I am trying to break through to since wholesaling can be done honestly and efficiently where I can retain repeat investors like @James Masotti and @Brian Pulaski. 

The rest are bonus tools, which may land on Craigslist.

A good friend of mine generously shared her knowledge of the Phoenix metro area.

However, you don't get a "my tenant broke the lease" bonus fee, out of thin air. 

Does anyone feel generous and can throw the nueb a direction?