If you claim investment, but the IRS thinks it might be inventory, they'll probably look at the treatment of your overall portfolio.

He just paid $8500 for pest treatment and repairs.....that the property probably needed.

Twisted Orkin arm for a 3rd treatment.

I have found chemical treatment effective.

Is there a well, septic system or other sewage treatment system that the owner is responsible for?

So, RE is something you need to be familiar with yourself to invest in otherwise there are many who will take you for a ride, offering programs or systems. :)

If the revamped garage living space looks like it was done correctly and isn't an eye sore then I leave it as living space.Pay attention to how well they added HVAC to the new living space, this tends to be the hardest part of converting the garage.If there is a way to add a small 20x24 garage in the back yard, then i would check comps to see if its worth doing so.

A badly needed treatment.

I am getting treatment for PTSD.

There is a higher chance of having to defend a Contract for Deed/Land Contract for the treatment of an excutory contract than it would take to enforce a Deed of Trust.