Most of the articles I've read state that you still want to make sure to take care of any big ticket items to avoid "equity stake" issues.

Build it into the rental price and pay the tax, or do I have the tax as a separate line item like your example of buying a tv?

Keeping up the required annual items done takes time too.

It seems with prices now this is the only way to get cash flow while accounting for the items mentioned above by Joe Fairless.

Between these two you can find a lot of items. 

I have a clause in my lease that says all money received is used to first pay outstanding items like fees and utilities and then money is allocated to rent.

It does however damage some materials but is worth it to get rid of smoke odors and shouldn't damage too many items.

I am getting ready to start a rehab project and I remember reading somewhere where you can take a list of your construction items to the PRO desk at both Menards and Lowes and they can send them up to corporate for re-pricing. 

(A Security Deed transfers an ownership interest to the Bank in order to Secure their interest in the property—an analogy is a car title where you and the Bank own the secured item together).

Make sure they itemize their receipts.