You would need to consult with a lawyer to set the trust up and ensure the best protection for your situation, and then relay that information to your tax professional. 

Always get professional inspections and understand the local market.

Professionals dont work cheap , or fast .Well when dealing with a licensed , professional contracting company  , We have to follow the laws of our state .

I would work with your real estate tax professional on that piece.More than likely looking at capitalizing that 11k and depreciating it, unfortunately. 

For LTR, these are generally passive and can't be written off against active income unless you're a real estate professional.

And I don't really know how the price of what I've done stacks up against other offerings (including professional installations).

Readers are advised to seek professional advice.

Consulting with a financial advisor or tax professional can help navigate these complexities.It might be worth considering how real estate investments could align with your retirement goals, especially in thriving markets like Phoenix or Austin.Just my two cents based on experiences with clients like Jim.

agreed it does not matter for the fully engaged RE professional income varies from year to year.. this is why we hire CPA. it is what it is.. now we can take steps through the year.. like buying things that we can get accelerated depreciation on etc etc..

So let's start with your point #1 on listening to the professionals.