If you make improvements to a property (garage or another type of remodeling or addition) those items will also be added to your cost basis and affect your capital gain or loss. 

Most are bought by cash from a refinance, or a sale of a smaller one that's had its' value added to buy a bigger one to do the same.I suppose I could chart my units on a graph with time on one axis and units on another to see how they've grown over time.   

I don't know how to delete this extra comment i made on accident?

If I can build a pool of assets which pay me income today until forever, do I really care if I have extra money sitting in a retirement account that I cannot touch for years?

If I can manage to just get a fixer upper property with at least one other unit and a mortgage under 4k then I will be paying less than any of my neighbors, I'm optimistic that with 6 months to hunt around I'll be able to do even better than that.Sorry I don't have any solid numbers for you yet but that's the plan, house hacking seems like a really safe first step into the real estate biz because of how even if you're still left paying a little extra on the mortgage at least that going into a property you own instead of just disappearing.

Well I had this great plan to house hack my current PR by adding a small Kitchen to the already finished basement creating an ADU. 

Because I know most coops go thru board approval for whoever comes in after the seller and to me it always sounded like a lot of extra (paper)work.

You could also bring on an equity partner if you know someone that could help you with extra cash.Keep looking and something better will present itself soon enough.

Additionally, no trampolines, pools, satellite dishes, TV antennas, air conditioners, spas, swing sets, or other similar features shall be added to the Premises by Tenant unless express written permission is given by Landlord, which permission may be granted or withheld in Landlord’s sole and absolute discretion.

I’m adding Sean to my list.