I've done some research and tried to put together some categories but would really appreciate a sanity check.Basic Paint & Carpet - $10/sqftRepainting walls and ceilings.Replacing old or worn-out carpeting.Minor patching or repair work where necessary.Simple Cosmetic - $15/sqftNew paint throughout.Replacing outdated light fixtures.New hardware on cabinets.Possibly updating some appliances or fixtures to more modern ones, but without extensive remodeling.Interior Rehab - $25/sqftPossibly replacing flooring throughout (not just carpet).Full kitchen and bathroom remodels with new cabinets, countertops, fixtures, etc.New lighting fixtures throughout.Possibly updating or adding electrical outlets, switches, etc.Full Rehab - $40/sqftAll the upgrades mentioned in the Interior Remodel.Exterior upgrades such as new siding or paint, landscaping, updating or adding decks or patios, replacing windows or doors, etc.Thanks all!

So, it really should be taxed as ordinary income subject to self-employment taxes. 

They do have the option of taking a commission on the sale and paying ordinary income tax on it. 

If the patio furniture is yours put it in the garage.

$15.00 per closetLight fixtures – glass cleaned and bulbs replaced $15.00 per fixture /$1.00 per bulbCeiling fan, blades- clean top & bottom, motor housing dust free $30.00 -$50.00Vacuum – per room (carpet is shampooed by management after move out at no charge) $15.00Carpet- burns, stains, soil as per estimate / replacementBaseboards – dust, wipe off, vacuum per room $15.00 per roomA/C vent cover – vacuum, dust $15.00Windows – Glass, tracks, clean and dust free $20.00 per windowTo remove window pane, slide pane to center of track- grasp each side, gently lift up and pull forward to remove, clean, replace in correct order.Window- Glass replacement $35.00 per windowScreens replacement- $25.00 per window -$40.00 per patio door $25.00- $40.00Mini-blinds replacement $20.00 per windowPatio door – Glass, clean both sides, track vacuumed, wiped clean $35.00Patio blind replacement $50.00 per windowOutdoor patio globe- clean $15.00Sweep off patio and railings $15.00Bathroom exhausts fan/vent cover, clean, dust free $15.00Bathtub, clean tub and tile surround $25.00 – $60.00Bath sink, vanity/countertop, clean $20.00Bath – medicine cabinet, clean inside, mirrors, light guard $20.00 minBathroom floor & wall tile – wash, clean tile $20.00 minTowel bar replacement $18.00 minToilet tissue spindle replacement $5.00Toilet – clean inside bowl and outside $20.00 minToilet seat replacement $20.00Kitchen cabinets – wipe off grease; remove shelf paper, empty out $20.00 minKitchen-sink, countertop, wipe off, clean garbage disposal ring $20.00 minDishwasher – clean, remove any food particles from inside $20.00 min Vent hood – wipe off grease, clean filter, clean light guard, top/underside $20.00 minStove/ Oven- wipe off exterior, clean under drip pans, clean oven/racks $25.00 min to $125.00Drip pans – clean (replacement cost is $7.50 each) $30.00 maxBroiler pan replacement $20.00Refrigerator/ Freezer-wash off exterior, top, seals, inside, crispers $20.00 min to $75.00Walls / Woodwork – remove nails, screws $15.00 minWallpaper boarders-removal per room $50.00 minNicotine – stained walls/ woodwork that require cleaning (see below explanation) $25.00 per hour min.The cost to prep the unit for painting requires the walls and woodwork to be washed clean from the smoke odor/ and nicotine stained damage.GaragesGarages should be swept clean and all debris removed.

They want a yard, patio, deck. 

Interest income is taxed at ordinary income rates.

@Julian Inoue Don’t see anything out of the ordinary for an investment property purchase.

All of these concerns are rather simple and ordinary for a Professional PM, I strongly suggest getting one to start with, stay close to the process, and learn how to self-manage as time goes with that "safety-net" of a professional PM until your ready to take over the reigns.     

These rules are state specific, there is no one easy answer fits all.For the business purpose loans I do, borrower writes off interest as a business expense, lender declares interest as ordinary income.