We basically stripped the house down to the studs and did a full cosmetic rehab, including all new kitchen cabinets and counters, all new appliances, all new bathroom tile, cabinets, counters and fixtures, installed solid core doors for sound proofing and security, smart locks on each individual bedroom for convenience and security, all new exterior siding, new furnace and AC, new electrical panel, installed all GFCI outlets since old outlets weren't grounded, new LED light fixtures, new exterior doors, and more.

Tenants appreciate the nicer things and are willing to pay a bit more for many things that would otherwise be considered as unnecessary expenses, i.e. upgraded appliances, tile backsplash, etc.

.*)I'd recommend looking for a townhouse, row home, SFH, etc. that will allow you to have a mother-in-law suite in the basement or elsewhere, that you can add a wet bar and some smaller appliances for a renter (a range + stove can be tough permit-wise, but think air fryer, really nice combo small countertop convection oven, etc).

What if the water heater or HVAC stops working, or an appliance breaks.

That's where I buy appliances and furniture. 

So you wouldn't be able to deduct the entire 10k the first year anyway (unless it's just the land improvements or appliances, furniture). 2) The depreciation you would take on your 10k rehab and the depreciable building that might create a loss.

New metal roof, kitchen remodel, new appliances, adding a W/D, re-framing upstairs, adding a 4th bedroom, new paint, added a deck, new fence, etc.

You would put those appliances/furniture in service once your rental is ready to be rented.

Widened driveway to support multiple cars, completely renovated the kitchen with new cabinets and appliances, completely renovated the upstairs bathroom with new everything, refinished all floors, replaced all windows by framing down custom window spaces to fit standard windows, upgraded the electrical box and buried the service, painted the exterior, finished the basement to add another bedroom, full bathroom, and living space.

The balance is completed by our vendors but the balance ends up being larger jobs or specialty jobs such as roof replacement, appliance delivery, sewer replacement, etc...We have alot of C&D or lower income which is 3.3 to 1 work order ratio.For us, we have always struggled to get quality new techs so we have focused on keeping the good ones we have happy, removing lack luster ones, and always trying to pay a little above market.