I was trying to be overly simplistic, but he is correct in that you have to allocate a portion to land which is not depreciable.

Now it looks like just a small portion may be on my side.

As of right now, I'm not going to execute the A to B portion of the deal until I have the B to C funds in place whether through a lease option fee or down payment on owner financing. 

About to sell my primary residence and would like to invest a portion (through 1031 exchange) and possibly some after-tax amount of my proceeds in investment properties outside of CA.

We have a few D properties, but due to the amount of work and risk they are relativity small portion of our portfolio.  

After all, a big portion of our business is from repeat investors and referrals.As for the 1% vs 1.5%, sorry for my typo.

This month they were $0.33 short when all three portions were received.

Alternatively, I was considering doing number 1 & 2, and a Lease-Option so that he could buy back the house in 5 years, but since the mortgage would still be in his name with the Sub2 portion, he would likely be unable to get another mortgage to buy back the house.

So I would suggest you are entitled to a portion of that carpeting cost.Getting a pet deposit does not mean you are approving the tenant to allow their dog to pee everywhere in the house.As a pet owner, they're responsible for any damage their pet does in the house and peeing on the carpet is damage - not normal wear and tear.Just because the IRS says depreciation for carpet is 5 years doesn't mean the carpet has no value.  

On my flips I give my family 2 offers, 1. buy into the deal and get a portion of the profits, no guarantees or 2.