How about a sales contract with contingencies but with a limit where the buyer can only terminate the contract if their find material defects exceeding a certain dollar amount.

@Scott Trench - have you considered investing in short term rentals, materially participating, and having the average stay be less than 7 days?

If it is a high end housing product you may have to use a designer because they have access to some material/finish suppliers that are otherwise unavailable but that tends to only be for the highest end housing deliveries.

This is the only app I can find customized for tracking your hours and that of your cleaners, handymen etc... Anyone have any experience with it?

You should split the costs - labor and materials together.

That will increase your material costs for the job and is the contractor paying for the material in their bid or are you paying for it and paying them a labor cost.

The house's exterior is constructed of brick material with a flat tile roof.

Line Item Fee Collected Rents 10% of All Collected Rents New Tenant Search & Onboarding $500 Business Hour Service Calls $80/hour + Materials Cost + Tax After Hour Service Calls $110/hour + Materials Cost + Tax HVAC Cleaning & InspectionGutter CleaningSpring/Fall Exterior CleanupSeasonal Mowing & Weed TrimmingSeasonal Snow PlowingGeneral Contractor Vendor Cost + 10% Oversight Fee

@Jonathan B.Assuming you pass the "material participation" test for 2023 and did not use the property yourself (or used very little), you should be able to treat it as an STR for 2023, including bonus depreciation.  

Also, you can't know how the cost of materials could fluctuate over your project time, so consider purchasing any materials upfront so you can stick to your budget.