This doesn't count lighting fixtures, bathrooms fixtures, window treatments, etc.

@Andrew BosworthThere are some peculiar wordings and interpretations for what properties can and cannot be given 1031 treatment.  

I did see that you provide actual MLS comps when you send out deals, which is good, but when I went over the material and thought about what I was told it seems like your almost required to use the 212 financing to get preferential treatment on deals.

They will then come out for any other issues like a hornets nest or an infestation that needs treatment at no additional cost.

Moved a couple walls, remodeled two bathrooms, added a third bathroom, remodeled kitchen, new windows and doors, added a window, resurfaced pool, landscaping front and back, added a back patio area, interior and exterior paint, roof repair, termite treatment, new flooring throughout, etc, and some surprises when opening up walls and floors.Sweated for a month with no offers then got 2 full price offers the same weekend.    

Under that lease addendum with that tenant, the tenant was on the hook for paying to treat their residence; I allowed them to shop for a treatment subject to my approval, I paid up front but they did reimburse me in installments - given those circumstances, that was and still should be appropriate.

As a Realtor and Investor myself, below are a few reasons why my clients and myself invest in Houston, Texas            #1 Market in the US for Job CreationContrary to what the majority of out of state investors believe, Houston not only have Oil & Gas (Energy), Houston has other job growth in Consulting, Information Technology, Aerospace and aviation, Medical treatment and Research, Goods Distribution, and Manufacturing.

I'm a bit more visual and personally appreciate a more minimalistic approach to presenting data and information.

You are typically considered in the business of rental real estate once your space is rent-ready and advertised for rent (even if not actually rented at the time).Also note that your "within the walls" (rented rooms) and "outside the walls" (rental cottage) rental space may have different treatments with respect to the 121 home sale gain exclusion, so be sure you work with a qualified tax professional who knows his or her stuff, especially since taking advantage of the home sale gain exclusion appears to be an integral part of your strategy from the get-go. 

Don't worry about the price you bought it for.I would suggest doing a little staging so people can visualize themselves in the house.