As a general rule, any item that is an improvement to the property (new windows, roof, sidewalk) would be capitalized and items that are more short term in nature would be expensed (plumbing or HVAC repairs, paint, etc).Of course, there are times when plumbing, HVAC or paint might be appropriately capitalized so this is where some judgement must be exercised.

From what I can tell, flood insurance will only worsen with the increased incidences of flooding from rain, storms, etc.

I was very embarrassed, because no matter how many candles I had the smell was just not going away by this time I was getting bad headaches every day coughing sleeping all the time to the point where I went for full time at work to part-time work I saw when it rained in the porch where it was screened in right by the front door.

I'm not the kind of person to sit on a beach and tan all day, plus I grew up with the Oregon coast and rain so it doesn't bother me.

I had not been to the dump in 5 years and we made 3 runs yesterday  LOL in the pouring down rain.. but the one on one time with him was worth it. 

It rains overnight and the flooring gets ruined, pushes back flooring for another week until the delivery comes again.

"collecting on the judgement..."

I find that Canadians who invest here do so for two reasons: sound financial judgement (Returns are great here) and the attraction for a warmer climate.I look forward to helping those of you want to adventure outside of their homeland.Thanks

Nicholas  Peak in KC will do foreigner loans for rentals. usually 40 to 50% down about 7.99 % and about 5 to 10 points.plus i know other local private guys that will do about the same.these are non recourse loans.. simply becasue no one can foreclose on you and get a judgement against you since your in OZ.  

This takes a LOT of my time.If I went to get a judgement against this tenant for the balance of the lease (if I could even find them to serve court papers), the judge would tell me to go pound sand, absorb it as a business expense, go re-rent the apartment, move on with my life and quit bothering him with this "nonsense."