That said, some people want an ADU above their garage for whatever reason and if that's you, build that dang ADU ! 

If you can verify the funds you used for Y (HUD showing cash-to-close, receipts/invoices from contractors, etc), you may be able to get Y back as "cash-out" if you are at a very healthy LTV. 

The actual rules are quite complex but you get the basic idea.So keep all your receipts and invoices from 2016, but they won't apply until 2017 taxes.

I would suggest creating a new bank account just for your rental related activities.I would also suggest doing the same for a credit card.I would also suggest having an online storage app such as google drive, apple drive or dropbox to help save your receipts / invoices.

Enter a maintenance request, assign a vendor, attach a fake invoice.

Enter a maintenance request, assign a vendor, attach a fake invoice.

Enter a maintenance request, assign a vendor, attach a fake invoice.

This is why and GC worth a dang uses a Gantt Charting system.

Make sure your vendor gives you an invoice detailing what caused the blockage.

It seems like you went out of your way to fix itShe cannot make alterations to the place and invoice you for them.