I also was with REeBroker in the past under the MLS Only-100% Commission-Flat Fee. 

The home was in rough shape—think mold, a hole in the roof, and years of water damage.

Very easy to clean and it still looks pretty good instead of flat or matte sheens.

Spend what’s needed to upgrade with reliable mechanical systems, roof that doesn’t leak, remediate all mold; interior design modernized; in other words a place that will attract a higher income no hassle tenant.  

So 50% of the roof depreciation would be depreciable.

Adding a 1/2 bath, new roof, central air or other typical improvements will increase the value of the property. 

Eg roof and siding on one, all new paint and countops.

That being said, if you're 23 and you don't own a home, I really do recommend starting with a house hack as you don't need the 25% down capital to get started and you kill 2 birds with one stone by getting a rental and having a roof over your head. 

Paying off the notes, working to pre-emptively make repairs to capex items before they fail or become a major issue think roof, HVAC, and foundation.

The deferral is all on major capital expenditures, roofs, HVAC, Water heaters.