What I mean is, if you are thinking $50,000 down, plus closing cost, plus fix up cost, plus time on market to get rented as your foot in the door cost to get up and going- you might want to add an extra line item for additional time and additional costs associated with this type of scenario.

Does anyone have suggestions on the items they find most important?

They are not accepting comps from food or other similar lease terms.

I have a friend who also invested with this guy and she's received some small payments irregularly, but a small % compared of what she invested.I'll follow up on the items you mentioned to take action on, I appreciate the input!

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

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

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.

If you can, what was the item and when did the crash occur?   

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.