I wanted to buy a property that was listed about $100,000 above FMV, the owner put in $40,000 of window treatments and RAISED the asking price an additional $250,000.

Out of three exterminators, one told me the damage was old and likelydid not need treatment.

This will enhance your after-tax ROI and keep more cash in your pocket. 5-year personal property includes window A/C, appliances, carpet/pad and any floating flooring (not glued), window treatments, awnings, etc.

Then there's lawn care, CPA/attorney costs, termite treatments, etc.

Didn't locate anything written recently on this: Has there been a change to the tax treatment where an owner can move into a rental and convert it back to a residence then sell it w/o capital gain, within acceptable gains guidelines?

If you are considered a real estate dealer, you have a trade or business - the income is earned income, you are not eligible for capital gains treatment, and the property is not eligible for a 1031 exchange.

Renters refused to spend their money on what is clearly landlord's fault.renters' treatment One of the guys was supposed to leave for good one morning, even though landlord was coming next morning before tenant left, he tried to "play" the situation.Tenant cleaned the room, no damage.

The LLC will actually have no effect at all on your taxes, unless you elect unusual tax treatment.

Ozone will remove the smell, it may take several treatments though.

If I came to you for treatment you'd want to know everything about my history, if you don't want to spill it all in a public forum, you can PM me.