@Chad Coleman as others mentioned, it's probably one or several of these factors: priced too high, isn't marketed correctly, doesn't have the right combination of amenities for its area, this is the worst time of year to list, and this is the worst year to list since the recession ...it could be one of those items, all of those items, or a combination...A suggestion:In most markets, price reductions have increased exponentially...however, I constantly see sellers making small, almost meaningless price reductions of 1-2%.

If you later demo the property, you do not recapture bonus depreciation on these items.

If I get a HEL on an investment property to build a primary residence, is the interest on that loan considered interest on a residence that can be deducted with itemization?

We do two of the items on your poll.We offer MoveIn Specials - best one is a free month of rent. 50% is credited for 2nd month, so they can't use it to lower MoveIn cost.

I used to buy nice kitchen items until they kept disappearing.   

(most people are unsure of how to record the items from the closing)2) improperly recording payments made to and from a property management company3) Improperly recording payments made to mortgage companies(not allocating it between interest, principal paydown, escrow)

It is rare to not find unexpected items and/or increased costs during renovation so $45k could easily turn into $55k.  

Now I can say I’ve almost come full circle.During lock down last year I spent a lot of time watching YouTube videos and stumbled across an Australian (Lindsay Stewart) who was acquiring US properties remotely.I have been investing in property since 2007 but had never had anyone walk me through the process of how to successfully invest remotely.After months of due diligence I acquired a property in Roseville, MI from (having never been to that state let alone that city).I was able to buy it deeply discounted, with a tenant in place only doing minimum delayed maintenance items - 500 spent.The asset is generating a 10.2% net yield and once I carry out a cosmetic renovation that will increase to 16.2% net yield!

You also want to be forward thinking on your process to handle routine items with your tenants. 

When you understand these and other related items, then you can effectively formulate a strategy.