We will repair items that break due to ordinary wear-and-tear, but we will not be making improvements to the house to satisfy your personal preferences.The Landlord"

My niche is workforce housing... housing affordable to ordinary working folk... teachers, bus drivers, administrators, etc. 

They also want to have a non-fireable clause on the management fee, which seems way out of ordinary.

General rule of thumb is 10% for ordinary maintenance and set aside 10% for capital expenditures.

I love this idea and will order some for my chainlink fence https://jet.com/product/236-x-29-Balcony-Wind-Sun-Shield-Shade-Patio-Outdoor-Privacy-Protection-Net-Gree/f1a10a59e6eb46c298443e7256164d1c

Also, holding time matters because if I dispose of the property (if I didn't 1031 it) in a year that I am in a higher bracket than I am now, the recapture for personal property would be on the ordinary income rate, and that could be at a higher percentage than the bracket I would be saving taxes in at time of taking the bonus.

They do this, because Private lending is considered interest income and is typically taxed at ordinary income ratesWhat you have just shown though, is investing in mutual funds compared to investing in real estate is typically about the same return which historically they have been extremely close to each other.

You're confusing a business with an investment.Businesses are reported on Schedule C (or in an entity structure) and are classified as Non Passive, Ordinary Income. 

It is 2720 sqft property, plenty of patio space, updated kitchen, lots of furnished common areas with kitchen supplies in a great location of Westminster only 15 min from downtown Denver. 

This fall/winter we are adding side solid fencing to ours for privacy, a grill station, and a sitting patio outside the pool screening for enjoying sunsets over the lake.