In many states disclosures for commerical property are exempt and the disclosures normally only apply to 1 to 4 SFR.

Hello All -I have been running a relatively successful business for 15 years which has allowed me to save a lot of money while still living a good lifestyle.

Plus for any tax you do pay out of state on your rentals you should normally get a full credit for against your CA tax.

Do your normal analysis and inspections.  

Normal wear and tear for that type of flooring.  

She is already on thin ice for other reasons.Looking back I see some red flags of her drama inviting life style that I overlooked initially.

Having touch up paint is pretty normal for houses or small multi.

Normally I leave 3 business days gap at minimum to allow for carpet cleaning/minor fixes.3.

Student Rentals don't work too much different than a normal house with roommates. 

@Justin SummersIf your total gain on the property is $500k, and you're married, normally you can exclude $500k. ($250k for single folks).Unfortunately, by moving back in your former house you screwed up your exclusion, instead of stopping the clock.