You will take a dediction on Schedule E and then continue to take an annual depreciation deduction every year in the future while you own the property.

My plan was always to retire when my passive income reached at least half of my W2 salary.Real estate has done well for me, BUTI have continued to increase my W2 salary each year.So I'm actually going backwards with regards to my retirement goal.And that is OK...

I've been using excel and up to this point but as I continue to grow and add on more projects the accounting side of things is getting out of hand. 

I actually considered not posting at all because I do make every effort to play by the rules and I knew how it would sound.

continue to reach out to more banks until you find the right one for you.

Did the tenant continue to report problems?

Personally I would not change anything and generally stay away from paint on wood so as not to have to continually do repainting.

This allows me to use that money to continue to invest in more rentals and refi again (Buy, Rehab, Rent, Refinance, Repeat...

So, while I have already had to make the "bigger $ decision" to move forward, it isn't exactly a level playing field when one tries to stand up for a principle and challenge one's own association. 

Private lenders would be your best bet...but your play on the rental would be a cash-out re-fi more than likely...I really don't like the concept of assigning debt to your holdings just to buy more properties...your one rental paid off entirely will cash flow more than the next 5 you acquire with debt.