She sent me a letter from Commercial Property Advisors, Peter Harris, which stated she had approval for funds sufficient to cover the purchase price and below it listed a Wells Fargo business account showing funds in excess of the purchase price.

Even taking all that into account.

I changed my major from Accounting to Real Estate back in 2018 when I was attending Glendale Community College.

Some costs are eliminated (such as 'soft charges') while others are accounted for in the interest rate. 

@Mary Jay this is a question about ACCURACY in accounting. 

Gita,At least the way I prefer to do things is to only run accrual based accounting activity on my day to day operations.

It's pretty much already been said...normal wear and tear for small picture hanging holes...cost to repaint entire unit needs to be accounted for in the total rent from a 1 year lease.

@Jacob HavlovickBigger Pockets is a great place to find a real estate tax accountant.A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant who specializes in real estate taxation, business taxation, financial planning and tax planning.You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a accountant willing to work with you throughout the year.

It was mostly due to my day job income and low cost of living over a long period of time; however, real estate accounts for about 50% of our income through a small portfolio of short, mid, and long term rentals. 

@Jim Stanley Keep in mind any expenses of your SDIRA asset must be paid for by the account that owns that asset.