Another item is, my logic at purchasing this property was to spend less than what I am paying for my current living expenses and it is about there.

I simply said the issue wasn't a lease item, but he was welcome to walk over and talk to my tenant...he never did.

As a GC I can advise try to retain control of your finishing material orders (anything where you need to make a choice ((tile, flooring, lites, faucets, tubs)) vs. construction materials (2x4s, mortar, shingles)) because we get those discounts on the finishing items and we keep them!

If we could use the other items I listed, we are right there.

Are you US military, US civil service, government employee, does your work pay for housing?

They know their rate.The stock forms from my CPA include a tax comparison page that makes it easy to calculate the effective tax rate and compare line items year over year.

Have you ever overlooked a major item that needed replacing?

The only items affecting capital gains are basis and expenses of sale. 

(for the low 200k properties, I'd look around military bases - good demand and disciplined tenants..)

Furthermore, during the rental period, expenses like repairs and insurance were deductible, but these deductions end when the property becomes a primary residence, with only mortgage interest and property taxes potentially deductible as itemized deductions.In short, converting a rental property into a personal residence can provide some tax advantages, but you’ll need to account for taxes on both the depreciation and the portion of the gain from the rental period when you eventually sell the home.