So if you replace carpet with the same carpet that would be repair (OpEx). 

How to simplify entities to ensure clean accounting books and maximize property attractiveness for future lenders and buyersI realize these are somewhat different specialties but would prefer to consult with someone with a comprehensive understanding if possible.

It has nasty carpet that will be pulled out.

I also had to use allot of soap, water, paint, furnace cleaning and much more.

It has nasty carpet that will be pulled out.

I have seen so many disasters that look perfectly fine in the surface of the transaction but once the closing papers have been signed the clean-up from deals that have been made trying to either do it on the cheap or to try to get the upper hand can be very ugly indeed.

Also, I clean all AC coils every spring.

If you’re making them meals and cleaning the room every afternoon then yes.... schedule C.

Worst case scenario will Wells Fargo have to now foreclose on the trust to obtain a clean title?

Build in a cleaning service every 2 weeks, you pay all utilities, cable, wifi etc...