I lost all my appliances when they moved out and I went to muni-court fight for it.

Legally, in most jurisdictions, tenants are not permitted to withhold rent for any reason (they can pay it to the courts).

You receive a summons to small claims court

Only a court and a sheriff can do that.Can can charge them a prorated daily rate based on your lease agreement.

If they know the landlord / tenant laws in PA they will surely drag this process out for a few months... and once they appeal to Common Pleas court your best to hire an attorney... this 'aint DIY court anymore (and that's where the charges begin to pile up).Wile you might "win the battle" by getting your tenant out sooner, be prepared to spend some time & money getting the place ready for your next tenant.

How do I declare it self directed?

With the new, more conservative supreme court, why hasn't there been any discussion of challenging Rent Control in the courts again?

@Eamonn McElroy is correct in that the costs to look for new properties is not currently expensed and instead would be added to the cost basis of the new property you purchase.There were taxpayers who took your position where the IRS adjusted their return that is documented in various court cases.

It was decided by the Supreme Court in 1969, Camara vs City of San Francisco.

My involvement was my employees had to take time off the give court depositions on a lawsuit for over $2 million.