If it breaks in 5 years and I have to replace it (as opposed to repairing it), then I have 5 years of reserve to assist in paying for it, and I take the capital loss on my tax return for the difference.It's not perfect but for me, it's easier than tracking everything down to a penny (I press the button to depreciate property for the month in my accounting software and I transfer the expense amount to a savings account for reserves).

We have a couple of investors who stay confused by our Property Management policies, when we pay, what we charge and do not even know how to use their PM software because they have 10 different PM's using multiple different PM software programs.

https://www.amazon.com/Quicken-Property-Personal-Budgeting-Software/dp/B01K4RAAD0/ref=sr_1_1?

As far as managing your own rentals- if you don't have any sort of software system in place, I would HIGHLY recommend Appfolio.

Does anyone in BP have recommendations for Tax Software they use for real estate investing and/or a referral for a CPA specializing in Real Estate located in the LA/Bay Areas? 

While the cost does add up, I can't imagine running my business without a property management software like this.

You need to find the source of the mold: leaking water pipe/roof, ground water penetration, drain pipe leak, windows/siding aren't weather tight or flashed correctly and they let rain in, gutters and downspouts aren't working correctly, or tenants are screwing with you intentionally.

To answer your first question, I work in software.

There's only one thing left and that's the back of the house where we had a roof we removed and they said they aren't responsible for all the rotted siding because a roof was there, but it wasn't the roof that was the problem, it was the rain that dripped behind the roof that caused the rot.

I’m I sell enterprise software to billion dollar corporations and always looking to improve my sales game so I make use my 1.5-2 hr commute and dedicate it to sales audio books and pod casts but managed to have found myself listening to REI podcasts then introduced to bigger pockets and I was like a little kid that couldn’t get enough.