All they needed was 1 gallon of paint and some new metal posts for the adjustable shelves in the kitchen cabinets as a couple of the plastic ones had broken with her heavy mixing bowls.And a small area where a previous handyman (maybe them) had done an ugly job on a plaster repair.It is a grand slam home run most of mine are only triples

You are not obligated to make things pretty, install shelves so the Tenant has more storage space, buy them a ladder so they can reach the top kitchen cabinets, etc. 

Recommend you get a night time job stocking shelves or night watchman.  

I have had conversations with other who have sucsefully done them many times, mostly prior to the 07-09 debacle, and I was prepping to execute one in the market I was in, then the Financial crisis blew up everything and the idea got shelved.

Many of these are indicative of a sloppy and rushed build, including: -closet shelving crashing to ground 2x-garage door bracket falling off-septic tank bubbling up through ground and not capped right-window leaks-ac fan going out-dishwasher motor going outI've asked my property manager who says it definitely is above average the number of problems I've had.

Maybe take the legs off the sink and build a  shelving unit underneath.

I repurposed the room to include a mud area and added wall, shelving and barn door to create a walk in pantry.

Walmart and Best Buy pay pretty good to stock shelves.

The tub scratches are from people who wash things like tricycles, metal shelving and cleats in the shower.

Your situation does sound like you made improvements but some of the bathroom stuff can be five year property instead of 27.5 year property.I would break out the cost of the toilet, vanity, mirrors, shelving, sinks, etc as these are 5 year assets.Then, you can take bonus depreciation or section 179 depreciation and get a similar expensing as it you called it a repair.Plus, you should allocate a portion of the original purchase price of the house to this bathroom then take a write off for the assets you abandoned.