Beginning of August tenants advised us of mold visible on the garage ceiling and a small amount on the ceiling in the laundry room.

Instead, I offered to install a mini-split in the bedroom and a ceiling fan in the office. 

Exterior walls and ceilings leading to attic spaces would be insulated, but not a wall between bedrooms.

We have vaulted ceilings so there really isn't any space between the roof and our ceiling and it does definitely make additional noise when there is some heavy rain.

Pictures should include every wall, all the floor, all the ceiling, windows with curtains/blinds open and closed, front/back/spine of doors, inside and outside of appliances, cabinets with doors open and closed, windows from inside and outside, yard from every angle, etc.If you find something that requires cleaning or repair, take close-up pictures to document.

Prime and paint 3 bedrooms, $450.Remove texture from bedroom ceiling, skim coat, prime and paint, $250.Tear off old roof shingles and load into dump trailer, $600.Install walkway of paver bricks, $350.Pressure wash non-brick parts of exterior, $300.Etc, etc.So, after maybe five months, we had paid her about $11,000, and she went back home.Can/should I file as a "real estate professional"?

The ceilings were prob only 7 feet and there was extensive water damage.

On the topic of cash-flow and investing in your property, this home was built in 1950's and the attic insulation hasn't been touched since the house originally built, so the  electric bill is quite high $400 a month in the summer because of the A\C running pretty much 24 hours a day.I went through the house and took temperature readings of the ceiling in the middle of the day and found that in some areas the temp over 100 degrees in a few areas with most in the 90s, so I knew I had to do something to get better performance from the a\c and lower my monthly electric bills.I went into the attic and replaced all of the A\C ducting as the old duct work was leaking cold air and was probably only operating at about 60% efficiency, I was quoted $2K to replace the duct-work, but I did it myself for about $400 plus a day of hot sweaty work in the attic and saved $1,500 which saves my margin and increases my cash-flow.today I am blowing in new insulation in the hopes that between the two (new ducts and 1-1\2 feet of new insulation that the electric bill will be reduced to under $300 per month = more cash-flow and margin.Now I am fortunate that I know how (or will learn how) to blow in the insulation and save even more, I was quoted $3K to have a company do it, but by doing it myself I will save $2,500 as the cost of materials was $400 from Lowe's and a few hours of my time.In all I saved $4k in doing these repairs myself, plus I will be saving on the electric bill every day going forward, and I increased the value of the property.I will post the temperature results and the monthly cost savings 🤞 in another post later.

I did a deck off the back, added tongue and groove ceiling and more bears, rents didn't budge.  

All sun-drenched units offer spacious rooms, 9ft. ceilings, and modern amenities.