So please tune in and become part of the resolution for those who are limited to the understanding of technology and it's abuse of power.

You messed up and are complaining that the title company is being restrictive and not cheerfully accepting verbal abuse from your sellers.

You will miss the nuance of buyers, you will be offended and prolong the process and end up selling for less than the property is worth.When I buy or sell, I am serving the interest of the other party.

THAT is the reality of it, the vast majority do NOT use it for it's intended purpose, they abuse it, and next to nobody in that world does a damn thing to stop it or put those in check. 

It was a balancing act on my end, I had to buy furnishings that were tough enough to keep up with the abuse of my guests, but affordable enough to not break the bank.I have put together a list of items for when I purchase a new STR, and would be glad to send it your way if you want to PM me.

If not, your case may be difficult to prove.They should take responsibility for the lawn, security, and utility abuse.

The IRS generally requires improvements that add value, prolong the property's life, or adapt it for a different use to be capitalized and depreciated, not expensed.However, as you mentioned, you might be able to expense the resurfacing under the De Minimis Safe Harbor election if the total cost is $2,500 or less per invoice/item.

What you've written is the equivalent of the abused woman who stays with the abusive man because he'll change. 

I politely listen, sometimes offer that I am an Investor too, but hear my fair share of abuse that I need to lower the price, and should consider their Offer because there is no other agent and I can keep "both sides" - another ethics violation sigh ... 

I am 6 months in and he just prolongs my project.