So, you buy a house, or a machine, you get to expense it, as in  you spend $100K on a house and you have a $100K expence... so the year you buy the house, you pay no taxes, and you carry that loss forward until you use it up... so assume 7% cap rate (7K of income per year) and you pay no taxes for 14 years..... then what, you would have 0 basis when you sell (since it is all expensed) so selling generates a huge tax bill for you, so people never sell.So, if you own a rental you essentially get all your tax benefit in the first 10-15 years, then you are stuck with it, unless they change the rules about capital gains.... 

Keep feeding your rental machine!

is that your HVAC or washing machine or is it furniture, or the lawn mower?

I is one and have been one.. and that is exactly what a good HML does.. when I was in the trade I looked at every loan ( the ones in PDX)  the out of state one's were more a high volume machine type play and very small so risk was less.

They will be responsible if it is their machine though.

If you have a Wells Fargo near you, get a Wells Fargo Business Deposit Card (WFBDC) they can use at any WF ATM machine. 

Put them at the base of the hot water heater, washing machine, under the kitchen sink.  

How to turn the property around - Ways to increase NOIRaise RentsCharge for Extra Parking SpacesCharge for Storage SpaceRent Out the Clubhouse for Parties/EventsInstall Vending Machines OnsiteInstall Coin Operated Laundry FacilitiesSelling Ad Space in Your Community NewsletterAdd an Onsite ATM MachineInstall an Internet WiFi Network and Charge for AccessRaise Rents (The Ideas Above from my friend Susan Lassiter-Lyons)

Vending machines, car wash, u name it I want in 

In doing business with the two original investors I provide scope of work and a contract is signed, its a well oiled machine thus far:)  But with the new investor it'll be a little different....I GC the entire flip and get my draws for labor/ materials accordingly.