Unkempt lawns, trashy or broken down vehicles, mattresses and trash on empty lots, boarded up houses, bars on windows, dealers and hookers on the corners, the lack of stores or gas stations, occupied properties are dilapidated, etc.Or when Google maps shows stuff like this:

Buffalo rails: running 4+ yrs behind estimates.2.

Wage garnishment , attach any bank accounts , and or vehicles 

I would not buy a new vehicle just to get a write off - Only if you planned to get a new car anyway(I.E. if your old car is worn out).A lot of people are focused on deducitons but not focused on the income coming in / out.Best of luck!

You have to be up front about how the property is being used.Also, remember that umbrella insurance will not do anything for you if the underlying property or vehicle is not insured correctly.  

Think of vehicles like the cyber truck where you need to sign up ahead of time to pre-order and so many people want it that the value increases shortly after they are released.

Unfortunately, it's now going to get more complicated:(There are two types of approaches PMCs use to bill for maintenance:1) In-house ServiceTechs on the payroll, so owners are billed for their time by the hour.While the labor charges above are useful, they don't cover the true costs a PMC incurs, like:- Payroll costs for FICA, Social Security, Medicare, etc. that typically add 25-40% to the hourly rate- Medical insurance costs for the worker- Payroll processing costs to handle all of the above- Liability insurance costs in case worker damages something or injures someone- Workman's Compensation insurance- Costs of vehicles and tools- and more...Typically the management contract will disclose the total hourly rate an owner will be charged.

Better yet, encourage her to make a clean break....perfect time for a fresh start.Also townhomes are rarely a good investment vehicle. 

And, factor in the depreciation and other tax benefits, deductions, home office, vehicle expenses, etc. 

Ex: tenant daughter (that wasn't on the lease and shouldn't have been residing in the property) broke one of the railing spindles and didn't notify me.