Plus the much has to be replaced and the rocks do not.

We did a full remodel on the property, including but not limited to HVAC replacement, electrical panel upgrade and rewiring, and cosmetics.

Most recently a shower tub needed replacing, well he paid his maintance man to put a fix on it 200$ -then 1 month later the bathroom costs 4000$.

Paint cabinets instead of replacing (dependent on the area, see this work in many markets, instead of paying 2x-2.5x the cost)3.

If you have one abuser, it won't affect everyone else systems.One thing not mentioned that could possible be a concern is were they are placed. ie. are they all positioned well for inspection and/or replacement if need be?

The smell of mildew is strong.I know the repairs part...but the mildew smell and such will be a new challenge.Besides replacing the damaged areas, I was recommended to shellac the entire floors and spray a mildew solution everywhere.

Hello John,My name is Lance, I am an out of state investor, I have a rental house in Irving that needs flooring replace, currently they are laminate planks. 

This strategy involves having a third-party entity hold the replacement property while you complete the sale of your relinquished property.

To determine if the expense should be classified as a capital improvement or a deductible repair, the context of the expense is very important.An example is, if an item of expenditure is part of a general plan of modernization, renovation or rehabilitation to equipment or other business property, it typically must be capitalized even though on its own it would be currently deductible.According to IRS Code, expenses that you must capitalize are those that:Materially increase valueSubstantially prolong useful life (including replacement of deteriorating assets)Adapt the property to a new or different useHowever, you are allowed to deduct expenses and fees for routine maintenance and repairs that help keep the property in efficient operating condition.

Of course capex does come into play, but I have a lot of factors on my side including most major components of the property have been replaced already, including roof replaced 2 years ago, water heater replaced 3 years ago, full house was just repiped, septic system is 5 years old, HVAC system replaced in last 7 years, i do not cover appliances with warranty in my rentals, and the tenant I placed in the property is a single dude who works 60 hours a week and just needs a place to sleep.