(And I'm talking a real tool, say, a $600 compound mitre saw, not a screwdriver.)What is the mechanism, basically, to depreciate/expense these tools in a year prior to placing your property in-service? 

For the first two years, you can still get a loan on an investment property, it is simply that your income must support the debt service of the investment property without the offset of rental income.75% is used to auto accommodate for vacancies, rent loss and other nuances.

However, it was before the auction process, so the mechanics were different.

That's how I learned about mechanic's liens and how to avoid them - from getting too close to that.

Repair guy full time on site will learn all the mechanicals models, how the units are laid out, plumbing and electrical type brands used etc., etc.

Ash fault Siding is all messed up, roof, windows, lots of yard work, the mechanical s, electric major updating, an oil burner older than my grandfather, it does have a newer water heat though. the floors, walls, ceilings' on all 3 floors, move the kitchen over, bathroom, new cabinets, appliances, ext.

Then some will have trouble-free tenants, maintenance free mechanicals, perfect structures, and great insulation - all of which allow you to pocket more loot.For more no-nonsense knowledge, read this great article: http://www.biggerpockets.com/renewsblog/2013/07/13/annoying-misconceptions-newbies-love/

Sounds like we have a lot in common, since I work in the auto industry also.

In July of 2003 I was fortunate to get into the auto industry as a robot programmer due to a "friend" owning a company.

Not to mention muni compliance liens and mechanic's liens.