That's nothing to write home about...

It is when a tenant and landlord put in writing factual information about them renting and both parties sign.

We require all nonemergency issues to be sent in writing: either via Tenant Portal or email.

I added value to the deal by strategically investing $15,000 in targeted renovations, including modernizing the decor and enhancing the property’s appeal with stylish finishes and functional updates.

I added value to the deal by completing mid-level renovations that enhanced the property’s functionality and appeal, making it a desirable rental option in the area.

I appreciate the straight forwardness and will write down these tips so I can be better.

Do it all in writing with notices and make sure to document it with photos or have a manager handle it. 

So he may consider this most of the basic functions of PM without actually being a PM (and thus not subject to regulation). 

In retrospect I would have spelled out the construction process more clearly in writing ahead of time.In your case the existing tenant is getting no new value so there is nothing for them to gain with this project.

So make sure your uses of the refinance money conform to business  purposew if you want to write off the interest.This method is commonly used in a 1031 consolidation exchange.