Imagine trying to ask an owner permission to add on hot tub or high cost item just so you can compete.

Too many in your shoes focus all of their time and energy on preparing for the liability event and fail to address the items in their day to day business that can actually prevent liability exposure.

Look at thrift stores and second hand items for some thing-get sturdy things in good condition. 

I'm hoping to hear how people treat the following items for tithe purposes:1.

You would have depreciation recapture on the items you depreciated (75k), taxed at ordinary income rates and then any of the actual property appreciation would be taxed at favorable capital gains rates (50k). 1031 exchange will allow you to defer all of that gain as long as you meet conditions.

Major items include clearing overgrown shrubbery, replacing doors, fixing up the deck, getting a pond running again, and removing an in-ground hot tub.

A few additional items to help you: 1) If you have a Roth IRA, a Roth IRA can't be rolled into the Solo 401(k), only pre-tax funds.

It also included storing the items. 

You could also reach out to a local, reputable, property management firm to see if they offer a la carte services for lease preparation, application processing, move in inspection, etc, if you are planning to self-manage but need some help with the more formal items.

You can always ask for those items at any time, but it doesn't mean that you'll get them.