Deano,i just went to HD and asked them if I can "preset" my items on their site so when a project starts, i just "move them to my cart and hit buy". they said no, i can't. do you have to manually enter all items you are about to buy each time or you just copy an old order?

The first year was a little rocky b/c we didn't find all of the maintenance items that it needed when we bought it but it has settled down nicely and stays rented, to good people who take care of the home.  

I think you should expect a bit of extra hassle, and some of the items may not make total sense.

If it's items that Fannie Mae or Freddie mac or the FHA require like double straps on a water heater and running water and co 2 detectors and something covering the floors ( carpet or tile ) then it's a must if you want buyers who have to get regular conventional financing. 

Also, many policies do not cover theft (One reason your tenants should get their own renters policy) of personal items.

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.