Thank you for itemizing some circumstances that don't work as well with a Cost-Seg study.

As far as more technical financial analysis you mentioned above, I have found it is easiest to track these items in excel - I just update the workbook each time I analyze.

As if you purchase the property and update the kitchen from simply an out dated look that is not necessary but is recoverable.Essentially, if you get served a redemption notice you have to put together the line item costs that the redeeming party must pay to you in order for you to surrender title back.  

The reports are fairly extensive with pictures documenting various items. 

If its local to me, I'll hire one of my kids friends to live there for awhile.... give them some food $$ and have them crash in the unit rent free for a few weeks.

Items such as electricity/water are not counted against you UNLESS you wrote those off as an expense, which you likely did. 

Did a few necessary repairs and some requested items from tenants.

@J Scott, how do you account in QuickBooks for an item that you purchase, say, from Home Depot, but later returned?

It seems like Torio is going to happen sooner than the Gulf, just food for thought there.Happy to assist 

If it’s an item that needs time or needs to be picked ip at the store I send the case worker my pick up order information in an hour and stating that the guys are working on it.