In IRS terms, what if i classify those as repairs and not improvements to a rental property, i can deduct those in the same year?

Thank you for the additional comments.To clarify, I am unsure how to classify this broker. 

According to title 17, it looks like you are wanting to be in one of the following districts:  RT, Residential Two-Flat, Townhouse and Multi-Unit Districts.RM, Residential Multi-Unit Districts.These are further classified by lot area, and floor area ratio (floor area of the building divided by the total gross area of the zoning lot upon which the building is located).

I was making calls to all the i buy houses signs i could find and all the for rent houses in the local classifieds( because they might be landlords and they might want more properties) also network at your local REIA.  

Also, if you're providing tools/training, the IRS may classify them as employees, not contractors. 

As a wholesaler you would have been classified as a dealer for ax purposes, meaning your houses are inventory and you should have reported your income and expenses on schedule C.Your schedule C $8k loss should have flowed through to your 1040 and decreased ultimately your taxable income.You can carry forward your sched C losses of your 1040 income goes negative.I think you should look at amending your 2013 return.

Here a certified therapy dog would be classified as a working dog (similar to seeing eye dog, companion dog or, even police dog) and you cannot discriminate against working dogs (they are not pets).When it comes to pets you can set your own rules, but, as others have indicated, it is critical you apply them fairly and consistently.

In my accounting books, should I classify this "deferred maintenance" as a "repair" (and factor that into my repair budget), or consider it simply as a cost of buying the house (affecting cash-on-cash and cap rate statistics)?

Use that too.Do you have any free classifieds in your area or that are popular there?

You might suddenly find yourself classified as a boarding house.