The ADA defines "readily achievable" as “easily accomplishable and able to be carried out without much difficulty or expense.”Without much difficulty or expense is substantially different for a small mom and pop restaurant than it is for Google or TJ Max.

@Will Almand this sounds like a very useful case for cost segregation especially if you can utilize the depreciation expenses against your income.

Pro - I avoid any future repair expense.

I've read many of the BiggerPockets books like - House Hacking- Flipping- Estimating Rehabs- Multifamily Millionaire Book I and II- How to Invest in Real Estate with Low or No Money Down- Investing from a Distanceand even some outside of themand have been wanting to do something in Real Estate for awhile.

Again, we were just happy our expenses were covered on the first home.

How much would you need to have in cash to cover expenses on your portfolio for 6 months.

RE is expensive

If you are going to be an owner-occupant, want a low down payment, and are planning to do a renovation, the FHA 203k and Fannie May Homestyle loans are your best optionsHow do you know the property is currently upside down on the mortgage? 

Long wait but I got a lot of upgrades for a very low price.

If you're wondering if rates are too low, raise them a hair in advertising and see if your number of inquiries drop.