I'm not saying you have to send letters, just make sure you're treating your tenants with the highest respect. 

There are more minor issues I won't get into.We treat our apartment very well.

But I have a 20 year history of being an active involved landlord and treat this as a business (Sch E) with a separate banking account for the rental income, etc.SIMPLE QUESTION(s):  What IRS form, section and/or line # do I put the expense amount for the refrigerator ($999) or any other asset (capital purchase) that I've purchased for the maximum amount of $2500? 

(Questions to come)I understand that $200k is a lot of money and can’t be treated like a gift because of the annual gift threshold.

Why did banks treat small business so badly?

Do the right thing if it’s rental property treat it as a rental -if it’s a residence treat it as a residence. 

If the dishwasher was leaking near where all the mold was I'd treat and remove the mold.

How long till word gets out about how landlords are being treated and many future (would be landlords) say, no thank you?

I would be treating him as any other investor that I approach, but was just curious about talking to my current landlord because I have never heard of people doing that.

If the numbers work, and if you think there's not much more that can go wrong, then treat it as a business transaction and proceed.