Big capital expenses like a water heater will always be depreciation, little routine things like light bulbs will always be repairs, but there's some amount of discretion for everything in the middle and depending on your tax professional's interpretation of the tax code.Q2: Both are wrong if we're going off of tax returns, or at least both were relayed with less than 100% accuracy into this post.

Definitely appreciate the mentality that utilizing someone's money is a great responsibility not to be taken lightly. 

Special lighting is needed, humidity control, irrigation ventilation, etc. 

You do that you have an old product on the market and a top price.When you reduce you have to "shock" the buyers and be at a price slightly under market so you are the best deal in town to sell fast.On overview description in your listing "A finished lower level is complete with den, full bath and bedroom (great nanny/in-law suite), flooded with natural light."

Since my dad and I own a restaurant (and he's the Chef) we'll provide some light bites during the open house to add to the experience.  

Looking at our budget, we having to consider updating both bathrooms some but leaving things like the florescent light boxes above the vanities in and the cultured marble (aka fake cheap marble), or we can fully update the master bath and just do some small things like paint the guest bath.  

As @Larry T. mentioned, photos can be deceiving but it doesn't look like you'd be facing a major change at all - just a few hanging racks, mirrors and lighting.

For some reason BP members in NJ is very light. 

If wanna spend a lil more go with a light hardwood instead of the laminate.

So now they are seeing me in a new light.