From what I understand, seller concessions are like closing costs and commissions and are deducted from the sales price to calculate the capital gains.

Is it possible for me to declare it as a repair and deduct the expense in the same year?

Because either one of these two tax claims accomplishes something that is normally prohibited: allows you to deduct real estate losses against high W2 income.

If tenant does not like the truth, we have records of when they paid, the condition of the unit at move-in and move-out, the record of security deposit deductions including photos.if a tenant wants to sue for the truth, I consider it a cost of doing business.  

That first month's rent is then deducted from the $4,300 they owe you.

If your deal does not fit under their max terms offer then yes, it is possible to be responsible for some rehab, but most times, most lenders will deduct leverage from the front acquisition and always cover rehab 100%.

eg month 1 rent $1600, late fee $160, month 2 they pay $1600, but PM deducts $160 from the unpaid late fee and then adds another late fee of 10% (and presumably of the rent plus late fee so it increases each month)? 

You can never deduct meals between two jobs, and that CPA was wrong.

However, you can only get a federal tax deduction for the state and local taxes you pay on real estate that you own, such as your main home, a vacation home or bare land.

Do you deduct for this?