@Dan Stelmach You can reduce your capital gains by writing off expenses like the $25K in improvements, closing costs, legal fees, and real estate commissions.

This is a really slow season, schools are starting back, Aug is dead until Labor day and then a small bounce in bookings for Labor day.

As you recall, I spent $1,130.00 for the removal of the tree, stump, petrified wood, installation of more gravel and labor associated therewith.

At least 10k, they have to buy materials and pay labor. 

One example that stands out in my memory: I had found a property for sale off market and asked my agent if she would handle the transaction for a greatly reduced fee since I had found the property and already negotiated the price.

Just got quoted $3500 for labor only for replacing the cast-iron pipes and replacing them with 40' ABS/PVC.

You'll have to pay beyond interest due to reduce the principal.  

Its not unusual that your insurance premium jumped, but I’m wondering if the jump was so drastic only because you switched to a landlord policy, or if its because your insurance policy is renewing and taking into account increased costs of labor and materials.

Maybe I have considered it but I will probably be able to get reduced commission from the agent I work with.

Replacing cast-iron piping can be costly and labor-intensive, and while the mixed plumbing indicates previous updates, you might want to get an estimate from a plumber to understand the full scope and cost of replacing all cast-iron pipes with PVC.