Your situation does sound like you made improvements but some of the bathroom stuff can be five year property instead of 27.5 year property.I would break out the cost of the toilet, vanity, mirrors, shelving, sinks, etc as these are 5 year assets.Then, you can take bonus depreciation or section 179 depreciation and get a similar expensing as it you called it a repair.Plus, you should allocate a portion of the original purchase price of the house to this bathroom then take a write off for the assets you abandoned.

I just purchased 2 from HD the other day, $150/ea and that included the top and mirror.

Morris was not going to come to him.if people can't see through this smoke and mirrors then frankly they deserve to get burned like this.. this is not rocket science so much is out there to do help with due diligence.. why people think that a guy just because he has a big pod cast is some expert.. its that whole rich dad BS  people for some reason think all I have to do is buy rentals and I will be financially free.. not knowing that this is a business and it takes time effort to do right and there is significant risk if done wrong or get hooked up with guys that were flat greedy...

However, given that our average tenancy is 38 months, we trust the this will become just a small blip on the rearview mirror over the coming years.Thank you for your trust and patience,Clayton

The only service animals are dogs or miniature horses is directly from the ADA, but may be mirrored by Arizona law.

He literally hyperlinked to the IRS notice on the computer scoring of returns selected to audit.

I would let her stay.Enjoy the decrease in credit risk offered by government now assuming the payor position.Good tenants offer value beyond their cashflow.The certainty they provide, in a business otherwise full of gotchas, let's one focus attention on higher value opportunities in business.Lastly, judging from thoughtful advice you offer of a personal nature on BP podcasts, I suspect asking her to leave will eat at you karmically.Stand in front of a mirror and imagine telling your favorite math teacher that you've grown up to be the kind of person who is so successful that you ask old lady tenants to leave after six years of great tenancy because their finances weakened to the point that they needed section 8 assistance.It is a business but there is room in it to be thoughtful broadly in the way that Bruce and Michelle Fischer approach it.The contribution you make to your tenant and your community by letting her stay will be paid forward to you in some other way in the future.I would let her stay.

. :)HUD works different in each market or state.. what you say you do with your tenants may not work in other areas... and for sure I know in some areas what you describe the exact opposite happens in those areas.And in Fact many of the top TK companies as  has been stated on this site that they no longer work with Section 8 at all.. and I can only surmise they went that route because their experiences do not mirror yours.I find your comments on maintenance and such to be the complete OPPOSITE of my experiences..

@Storm Daniels Look into a VA Mirror wrap.

I would look toward books that mirror your situation.