That said, I use a professional PM, so instead of advert date, I use our property management contract date for my in-service date, with the contract as proof should I ever face an audit. 

What happens if I see the property and realize that the repair costs are more than advertized and the deal doesn't make sense and I want out.

In 30 years I NEVER advertized my work, never had to, it was all word of mouth.