Hi Jeff,I appreciate that insight - its a good one, but my day job takes the vast majority of my work week and I am not sure of a good way to maximize my efficiency vetting the people for that process. 

In PA, they CAN reassess if you do over $2500 of improvements in a year.

Seems easier and more efficient to remove the planters if you don’t plan on having any plantings in them

Something to consider, if you do not plan on making any improvements to the property prior to your refinancing, the equity you think you may have may not be there.

@Erik Pilon I don’t mind being my own accountant, it’s the proactive tax efficient strategies that make a CPA so valuable imo.

That way for little money, you can greatly improve the curb appeal of the house and justify raising rents on the property, adding more to your income.Let me know if you have any more questions

You have a duty to be efficient, otherwise he could claim that it took 73+ days to rent simply because you dragged your feet after receiving his move out notice.Read your own lease, and if the tenant is required by your lease to cover the costs, I would inform the tenant, also in writing, that you "accept the offer of 2 months rent, in advance, as escrow for breach", and that "tenant shall be responsible for any additional re-rental costs; tenant shall receive a pro-rated refund if the unit is re-rented in less than 2 months."

I'm sure you appreciate that he's taking good care of the house and doing small improvements, but as you said your costs are going up and you shouldn't be expected to supplement his living there.  

It all depends on location and quality of the golf course.One of the great aspects of a golf course in terms of depreciation, is that a very large portion (sometimes up to 60-80%) is actually land improvements, which depreciate over 15 years as opposed to 39 years.

We cleaned up the property while living there and made some improvements What was the outcome?