In my opinion, and I looked deep into this issue, the IRS position is not supported by the actual law.

I have been ignoring a lot of her communication because deep down I dont want to actually split the portfolio or buy her out of her equity, I am just fine continuing along the path we are on. 

Once you’ve identified this, dig deep into the market and figure out its strengths (good for rentals, good for flips, short term rentals, something else?).

As a I have developed a keen eye for potential and a deep understanding of the market.

Flip side though, any good contractor should have no issues having a full deep discussion with the how's and whys of any project. 

Relieved but a nightmare of a person to deal with. 

I dont agree with this thought process never have never will.. its all situational.. or as they say in RE location location location.in markets with slow to historic negligible appreciation sure it does not take a rocket scientist to run the math that if your negative cash flow and the house is not going up its not the greatest investment your value play there is tenant is paying off the majority of the property and your getting some tax bene's if its not bare land.If we used this thought process IE the only good deals are ones that are positive cash flow day one with max leverage  80% loans then as @Russell Brazil states no one would invest in the majority of the east cost and West coast and well Denver and other select cities.. everyone would be in the Rust belt and mid west or deep south in C class properties. wealth is created for most investors with appreciation full stop.. because most investors cant buy enough property or doors to make a difference when cash flow is 200.00 a month your not going to retire on that. your going to retire on paid for nicely appreciated property.

I recently had to fill a sinkhole that formed in the driveway that was at least a foot deep with gravel and top with asphalt patch.

Relieves the landlord from liability for property damage or personal injuries caused by the landlord's negligent acts or omissions.To put it simply, if the landlord causes damage or injury to a tenant then the landlord will be responsible for it.

It’s time for me to dig deep and get really creative if a no down payment deal even exists or is possible otherwise go that route.