So, I had a local shop make her several home decor items, and one of them was a nice mug that read, "Mike can fix that".

And by that I mean that it is only deductible if you itemize your taxes. 

Another item that can run you upwards of $30k if you ended up buying a sink hole that needs tons of fill dirt.

Im a new investor and I've been running some calculations with the BP calculator and I think I have found some good deals but I do not have the best credit right now (middle 600s) and I do not have the proper funds id be comfortable with, with buying a investment property to try and BRRRR or just upgrade a few items.

Items like:What is the average income of the area and can they afford more rent?

(b) Taxpayer has not adopted a method of accounting for the item of property.

According to the Fair Housing Act and the Americans with Disabilities Act:Even if a landlord has a no pet policy in place, the law does not consider service animals as pets and therefore the service animal is exempt from such a restriction.Service animals are allowed anywhere a person would go, including food areas that would normally restrict an animal’s presence.Landlords cannot charge a pet deposit or pet fee for service animals, however the tenant is liable for any damage that the service animal may cause.Landlords can require written verification from the tenant’s health care provider that they are disabled but cannot ask for any specifics about the disability.Landlords can require written verification from the tenant’s health care provider that the service animal is needed.Landlords can request copies of the animal’s health records to prove the animal is in good health, parasite-free and immunized/vaccinated.Landlords can write warnings or even evict a tenant with a service animal if the animal is disturbing others, posing a threat to others or causing considerable damage to the property.In other words, you can ask for appropriate paperwork concerning the tenant’s need for the service animal and to verify the animal’s health. 

I wouldn't go crazy with an accounting software but instead use excel.The other items likely paid for you outside of the PM company are mortgage interest, taxes, insurance, travel to the property, etc.Best of luck.

@Yakir AloniYou should replace those items. 

I am a bit of a pizza snob and when I am in a new place I look for a good spot and if its rated 4.7% with 5 star after 5 star review and I see a random 1 star review saying the food was terrible, do you think I let that discredit all of the raving reviews before and after it?