Of course, there are numerous scenarios and negotiation tactics that can alter this. 

I‘m in the 3rd category. 

Not sure if those are in the works, it seems to be pretty complex with SO many variables for those categories of investing.  

I have just seen this happen to numerous customers and when the code enforcement office finds out everything has to be removed and redone to code with all the proper inspections/ approvals.

On the other hand, if you don't qualify for one reason or another (and there are numerous reasons people and entities don't qualify), a portfolio broker should be able to get you done with little to no seasoning.Stephanie

Until I see that category with a $0 beside it, I'm going to consider it as an expense.  

The short answer is that yes, certain categories of retail such as apparel, consumer electronics and department stores, which are vulnerable to eCommerce, have been hit harder than others.  

If you have a certain budget that you are working with, interview numerous contractors, tell them your budget and make sure that they can stay on target with that.

I just use Quicken, set categories to match Schedule E, then use tags to designate which property.

Enter your transactions like any other ledger but include a column for expense category.