@Colin Smith  all I can say is the tax free gain on Perosnal resi is the best tax treatment in the US..

Instruct them to air out the bathroom after treatment, and to try and prevent creating a moist environment.

I am sore in a lot of places but that is probably more than half from stacking shingles for a few hours. 

The other houses I have not pulled back drywall but I can see where they have had previous termite treatments.

This effects the lease-hold interest, equity of a buyer, depreciation of the seller at the time of contracting, adjustments must be made to the asset, liability and capital accounts reflecting the proper treatment of the sale.

There is no benefit in the HOA agreeing to allow you special treatment and once they allow you, they must allow everyone.

Then the money is secure but not spent in advance in case of emergency and the tenant must vacate - extended out of the area medical treatment, care of inlaws or locates employment. 

For those of you interested in the details of the deal:1945 4/2, 2000 sq ftListed at $87K, offered $82,500ARV $110,000We felt as if there was no room to remediate the existing repairs on top of a total cosmetic rehab which is what this property needed.Cosmetic Rehab - $10-$20KReplace existing wood and vinyl siding - $$$Asbestos remediation -$$$$Termite treatment - $$$Rodent infestation - $$Gas Leaks - $New stove - $New fireplace - $$$All this for a rental?????????

I chose LLP (Limited Liability Partnership) over holding in my own name to get the lower tax treatment but still have Liability protection.  

Example; window treatments, furniture, lamps, etc.I have a friend that mildly stages his rentals to make them more marketable.