Rather they treat their gains as ordinary income.  

Here is a simple example:Let's say ordinary income is 10k for a single person.

@William Morrison unless you are talking about a large multi family or some out of the ordinary building if you paid $1000 for a lead inspection you need to find a cheaper inspector. the three hundred number is much more typical.

For a second I thought you might be designing patio furniture or something. $1600 or so should be doable in certain pockets.

Our indoor system choice as also influenced by having to jackhammer up a large concrete patio in the back yard too.  

Just trying to get a sense of this.If I were to flip one house that I bought under my name and sell under my name.And if I have a regular full time w2 job.Would that mean that the flip would be considered short term capital gain and taxed at regular ordinary income but that I would not be considered a dealer and - as such - would not have to pay all the self employment taxes involved with that?

We have done a good job on the house and really improved the back yard and the tenants patio.

List of comps in the would be great.Disclosures: any known issues with foundation, termite, mold, unapproved square footages (some turns a patio livable spaces, but did not get it approved by the county.

I keep the front and back patio door wide open and let them walk around themselves. 

I explained that I will enforce the lease and any damages, or uncleanliness above and beyond ordinary wear and tear will cost the Tenant.