Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

This is more of an equity play, and if you're going to live in it, then that is a material benefit as well, along with the cost seg benefits.Always think of your exit strategy when analyzing a deal.

Thanks for jumping into this @Jay Hinrichs- My CPA assures me that by retaining title (not transferring it to the partnership) I can enjoy cap gains on the land profits portion.- All the costs you list are in the $2M. 

We do the whole place in the same material (these are all apartments) and people love it, just like if someone put hardwood through the whole house. 

Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

GPs do not like to put material portions of their net worth into deals.

Question 1: Does $4698 for materials and labor to prepare my house for a hot tub seem in line?

I was able to negotiate a package that included the land, some of the materials, and the permits to build it.

When you have a big cost segregation depreciation plus your big startup expenses such as furniture and supplies, and you then have a big tax deduction against your big W-2 income because your passive losses are no longer limited with your big material participation, it increases your audit risk a ton.

The first way is build a team large enough to do it all in house, now you have a crew lead who can go estimate time and materials to get jobs done.