These are things like utilities (if not triple net leases), maintenance, marketing, etc.

I need to refinance $180,000 so the LTV is 69%.I also have a 2 year triple net lease in place and ready to sign once I get the refinance.

Triple deckers were in the $200-$300k range back in 2013 and now are in the $400K to $500K range.

@Gregory LarocheIf you own and triple net lease to an Operator then yes it makes sense.

Phoenix is double the size and triple the population as Tucson (rough numbers), and they are basically the same proximally: only 100 miles between the two, and both cities are growing for overlapping reasons.

@Chad Hamilton triple your rehab estimates.  

It sounds like your CPA is confusing 162 with being a qualified real estate professional under 469 - two very seperate and distinct tests.The one rental area where the QBI is quickly lost is triple net lease, but even then for a landlord in the business of doing triple net leases, they could qualify for 162. 

So in 8 years, purchase price and money invested has almost tripled.

Does anyone have a recommendation for a California based real estate lawyer that is familiar with triple net leases?

C towns are typically the easiest places to find triple & four deckers.