Air Fresheners, Hand Sanitizer, Lip Balm, Pens, Caps, Magnets, Notepads, Sticky notes, Pop Sockets, Lanyards, Reusable bottles, etc.

This will reduce the returns somewhat.Also, if some work is needed to make the house rent-ready (usually at least $2K for interior paint, carpet cleaning, general cleaning, minor repairs, but could be quite a bit more), then that spending also has to be added to the $10K.

This issue forces some things that would be a repair to be added to basis. 

Also, pro-rated rent should be added (if you close on the 15th, half the month’s rent should go to you).

More heads in beads equal more money. 

So I will be adding 3 units with each unit being about 800 sqft.  

So for example they would just be adding section (c) of the existing statute that permits seriezing out of assets into individual compartments.

When you move out and convert the whole duplex into rental, your additional basis for depreciation will have to be calculated based on lower of cost or market value when you move out.Might depend on market value, but normally be added to your basis so you should be able to depreciate.Landscaping - might or might not be able to depreciate.

upgrades that are considered improvements can be added to the cost basis for your residence.  

As for townhouses, there are limited values that can be added due to its limited space.