Also the 1% rule is a good eliminator rule, but don't stop there. 

I think just the process of requiring perspective tenants to go to the website and document their ESA eliminated any ESA applicants.

That will encapsulate the old asbestos and eliminate any danger.We just did a whole house and it was about 2K in total.

Tried a variety of traps and caught a few mice, but it didn't eliminate the whole problem.

@Robert Leonard You can eliminate item #3 from your list because the IRA or 401k is already a tax advantaged account and thus, you lose the tax depreciation benefits, one of many reasons why holding RE in this type of account is a disadvantage.

If he was just looking at his net pay on his checks I'll guess most if not all of the stuff for that $5K in payments would not have been there.My philosophy is that I like to keep it simple and want to eliminate a lot of fruitless effort with simple screening methods BEFORE dealing with the digging.

It is a web application meant for setting tasks and eliminating the use of emails.

A month or two of vacancy in the winter will likely eliminate margins.

The allowance begins to phase out once your MAGI goes over $100k and is completely eliminated once your MAGI hits $150k.If you were not an active participant in the activity in prior years, but this year the activity becomes active because you materially participate, then suspended passive losses can be used to offset income from the new active activity, but it must be the same activity as when it was a passive activity.

The practical risk, in my opinion, is not judgments, it's the cost of defense and having an entity does not eliminate the cost of defending yourself from frivolous lawsuits!