Because of the screwy Tax Treatment, I would only use them like a Reverse Mortgage in my Tax-free Roth IRA and of course, Compound the overflow money you don't use each Month.

Your job as a landlord is to evenly apply policies, not to analyze who deserves special treatment. 

You can't just "waive all disclosures" at least not in my market or any other market I know or operate in, unless you are a bank selling a foreclosure (funny how they get special treatment) ... if you don't disclose something and it can later be proven that you the seller knew about it (this is the key, and an inspection report would be a great example), then you are legally on the hook, regardless of if you try to "waive disclosures" or not.

Would that mean this next property might only get categorized as #4 (assuming they count commercial loans), even though I have actually refi-ed the others, but after 12/31/13 so no record of the loan being tied to me.I in no way want to do anything that would be considered fraudulent with regard to the mortgage underwriting process but want to get the best treatment I can for this next refi.

I have also done roof replacements, water heater replacement, HVAC replacement, termite treatment, replaced patios and porches, etc while the units are occupied.  

So it seems, the most important thing is that I'm telling the IRS my Single Member status and they'll be aware of my tax treatment going forward.

Purchase price: $325,000 Cash invested: $325,000 Property is leased as a group home for the rehabilitation of individuals seeking treatment for drug and alcohol addiction What made you interested in investing in this type of deal?

Once he learns of your preferential treatment (via gifts) of some tenants over him, how would you explain to Deadbeat Danny that you value Sugar Sally's tenancy over his own? 

This can include carpeting, closet shelving, ceiling fans, other furniture, mill-work, decorative lighting, flood lights, special purpose plumbing (excluding main lines) window treatments, cable tv rough-in, and more.Don't forget you can also segregate out the 15-year 'land improvements' which accelerates to a faster life, which can also be a tremendous amount, including landscaping, asphalt, concrete curbing, fencing, site lighting, and more.Don't forget there are a lot of conditions that apply for filing a proper study with the IRS, not just identifying the property and specific costs.

Different treatment from year to year can be caused by two reasons.