What you’ll need to do depends on the system’s condition:💨 Basic tune-up – If it’s in decent shape, a service might be all it needs.❄️ Partial replacement – Swapping out the indoor unit or condenser can extend its life.🔥 Full replacement – If the system is ancient (or missing), just bite the bullet and install a new one.Pro Tip: A new HVAC can be pricey, but it’s a huge selling point.

While I think neighborhood farming is a good idea, I'd say instead of doing it geographically, think about who is most likely to move in your community. 

All you can do now is take pics and document what she is doing.

RV rentals can do well, especially in popular outdoor destinations.

If this is the biggest positive potential change for your life then I would do it.

You could take a few steps to mitigate future issues:1.Consult a contractor or inspector who could confirm whether it’s up to code (closet or not).2.Make the closet a legal, small fix to have it fully compliant—shouldn’t cost much to do this.3.Double-check with local zoning or the building department about the possibility of retroactive permitting or what kind of inspections would be needed for it to be officially recognized as a 3-bedroom.From a cash flow perspective, adding a legal third bedroom could boost your rental value and ultimately your property’s appraisal value.

The best way to gauge value is to do it yourself based on reviewing comps taht were sold and condition and come up with your own number is what I have found. 

Although, we have a similar structure for our PMA’s, we do not treat security deposit as income but more as reimbursement for damages.

they will be able to give you the best advice as they will have much more information than we do. i believe that in a specific year, passive losses are phased out over $150K as you noted, but they are just suspended. 

We also had to do some substantial repairs on the sewer line.