However, in researching I see various articles talking about claiming it back on only 5 yrs of tax returns and onto future tax returns until you have exhausted it all.  

Exhaust all other options first.

The process will be a bit of a hassle; tenants in place, awkward location for exhaust, etc. 

@Christy Kupiec tough for me to give advice as I haven’t been in this exact position but I would ask - have you exhausted ALL banks/lenders in the area?

He has exhausted the on market deals for our area and doesn't have time to look for off market deals.

@Esther KimNumber 4 sounds like you need to install exhaust fans in the bathrooms and hook them up to the lights so they always turn on when the lights are on.The rest seem like reasonable repairs.

We also had another perfect tenant qualify for a SFR who stayed for 4 years, then his GF got a puppy that caused damage to the outside door trim, dryer exhaust vent etc etc.

One extreme allows you to receive a cash-on-cash (CoC) return of 25-75%, and the other allows you to receive a cash-on-cash (CoC) return of 10-20%.These two options are by no means exhaustive of the creative ways investors build their portfolios

It provides coverage if the Liability cover of the Primary policies (Home, Auto, Boat, etc.) are exhausted in a claim.

Only once you've exhausted all of those methods should you expand farther out.