@Kerry Baird Love hearing about others taking advantage of cost segregation studies.

I would highly encourage paying a GC to walk deals out the gate, have them give a scope of work so you can see what items costs.

We also have a huge budget allowance from the city over the next few years to improve public transportation measures within the city.

Most cost segregation firms will provide a free cost/benefit analysis quote to help you determine if the tax benefits from the study will outweigh the costs.

What should it cost?

It would/could be only 15% capital gains tax and yes you could/would deduct all selling costs including commissions and transfer taxes.

A quick web search shows it can cost upwards of $25,000.I'd say that if the flea-bag isn't a service dog now, it probably never will be.

It is my understanding that the new owner will have the house at the cost basis of my purchase price, for calculating capital gains taxes or depreciation.For gift tax purposes for you - FMV.For capital gain tax purposes for the recipient - your original basis/purchase price 

To be brutally honest i don't care if it's at cost, below or above, I only care what it is exactly and how much. 

@Earl White rent control and relocation costs equals NOT landlord friendly in my opinion.