There are rules on what can be capitalized (ie. major repairs, appliances & furnitures) and expensed (supplies, minor repairs, decors etc.) depending on the nature and timing of the transactions.

Hey I’m out of state and I’m trying to build a team in Castle Rock.

On top of that you've got many other things that are variable in nature such as maintenance, vacancy, non payment of rent & utility bills. 

And make sure to account for the following expenses:1) Mortgage2) Mortgage insurance (PMI or MIP) or FHA Risk base3) Property Taxes4) City Taxes5) HOA (Home Owner’s Association) Dues and Fees and Assessments6) Insurance   a) Property Hazard Insurance (0.3-0.45%)   b) Flood Insurance   c) Earthquake Insurance   d) Umbrella Insurance7) Vacancy Rate (usually 8% - the equivalent to one month a year, or 5-6% if multifamily and/or if experienced, if not use 8%)8) Utilities (you’ll have these if your tenant is not covering them and/or during vacancy)   a) Water § Sewer § Garbage   b) Electricity   c) Natural Gas   d) Propane9) General Maintenance (usually 5%)   a) Upkeep § Landscaping   b) Snow removal   c) Repairs   d) New Appliances   e) Make ready10) Capital Expenditures (usually 5%, higher is the property is old and obsolete, less if fully rehabbed and all mechanicals and roof are new)11) Property Management (8%, even if you self manage, your time still has value and there might be a time when you'll want to be completely hands off or you'll not be able to do it, vacation, retirement, etc.), including...  

So when the appraiser branches out to find other 4 plexes, they go into neighborhoods a mile or so away that are significantly less desirable, poorly maintained and naturally bringing in less rents. 

It doesn't cost you anything to use it so just leave it sitting until it terminates naturally.

Rock on.

I've seen where just one side of the house settled into the earth more (some 100 year old houses just setting on stacked rocks) and has likely stopped. 

My boyfriend has had a stable income the last 6 months, however because of the nature of my job, (I get jobs from different companies 2/3 months at a time), it doesn't look great on paper.

Added 3/4" crushed rock for the driveway and behind the house and bark in the flower bed and along the left side of the house.