Purchase price: $195,000 Cash invested: $40,000 Sale price: $308,000 Installed new half bath, renovated kitchen and expanded into prior dining, added HVAC, refinished hardwoods, created positive drainage in the backyard, and improved landscaping in front and backyards.

@Charles Kao To clarify, I mean items like the wall switches (living room vs dining room etc) and similar/exact items (such as individual room remote controls: master bedroom etc).

Ain't taxation of real estate elegant and straightforward?

@Donald Hendricks Run your numbers through this worksheet (page 40)https://www.irs.gov/pub/irs-pdf/i1040gi.pdfOr this version from The TaxbookIt's not very elegant, but if you can understand that worksheet you can understand @Ashish Acharya and@Brandon HallBest of Luck with Your Real Estate Investing!

How bad would it look it I moved it to the dining room and or what other suggestions do you all have? 

Enter to a cozy living and dining room, followed by a completely updated kitchen featuring stainless steel appliances.

This spacious 4-bedroom craftsman features a large living and dining room, breakfast nook, stainless steel appliances, and plenty of built-ins.

Enclosing one wall that has a door to make it a 3/1 and opening the wall between the kitchen and living room to make space for a dining set.

They upgraded our 'nasty' choice of tile backsplash at their expense & paid to install their choice of dining room, bathroom & kitchen lighting.

Dining table.