This way we could probably get properties that don't need a lot of work (even if we have the skills to do the work ourselves) and we wouldn't HAVE to use the BRRR method to get a few properties rolling.

Add great amenities, beautiful photos, clean and new(er) furnishings. 

Hire a cleaner to clean the house, they split the cost like its a utility or lawn service. 

I'm not sure what your long term plan is, but for the BRRR method (thats what I do mainly) I don't like the the way the numbers look!

I had to look up the facts on PEX and here is an excellent overview:https://www.pexuniverse.com/types-of-pex-tubingIn a nutshell, the letters refer to the production method, not the quality.

I cleaned the property, it was filthy.

Then, you will have to research different investing methods within the type of real estate investing you chose.Some generic book recommendations, are "Think and Grow Rich", "The Richest Man in Babylon", "10X Rule".

The exact allocation depends on the method applied, and there are many methods to choose from.

@Jon DorseyI agree with your CPA and @Aman S. that you can't establish your basis in the investment to be more than what you paid.A portion of the basis will be allocated to Land/building/Improvements/etcThe IRS/Courts have established various methods to come up with the depreciable basis for building.

We rent the apartment on the extended stay market which means we must do a deep cleaning frequently between tenants.