It's a tricky detail, and should be one of the things that you keep on top of during routine maintenance.

Ejectments pretty routine by Greg Deitsch at Sirote.

I am not shy about it on BP and routinely point out the differences between Turnkey promotional companies earning referrals and Turnkey operating companies who earn on the goods and services they provide.What you described in your question is different than most turnkey promoters and different than rent to retirement. 

According to my research a capital asset is:The IRS indicates what constitutes a real property capital improvement as follows:Fixing a defect or design flawCreating an addition, physical enlargement or expansionCreating an increase in capacity, productivity or efficiencyRebuilding property after the end of its economic useful lifeReplacing a major component or structural part of the propertyAdapting property to a new or different useA repair is as follows:Improvements that "keep" property in efficient operating conditionRestores the property to its previous conditionProtects the underlying property through routine maintenanceIncidental Repair to propertyReference is http://www.dbbllc.com/newsletters/focus/mar2012/irs-clarifies-capital-improvement-vs-repair-expenseNext time I will rent a small excavator, dig my own hole, and put on a Fernco.

how do i get an accurate or in the ballpark number if im self managing and its my first time No, insurance doesn't cover routine wear and tear.

The laws have addressed this since the 80sWe routinely still review prospect returns, some prepared by the Big 4, where there is incorrect reporting!

Most of our tenants are reasonable folks, and the buildings in A and B level communities have mostly routine issues (leaky drains, roofs, etc). 

All the best to you that's great not to one up you but since I build new construction my % nets are all routinely 100% or more in less than 12 months.. 

Me and my wife flew to Houston thinking it will be routine signing event and we will be back in the evening.

Our team (@AJ Exner and I) utilize three very specific programs that allow for cash-out refinances at 3-month seasoning.Clients of mine routinely wrap up their rehab within 30-45 days, lease the property to a tenant, and we start the refinance around 60 days into ownership.