The plan is to paint,carpet, improve lighting, landscaping, and possibly replace the sign for starters. 

One of them spends the summer doing landscaping for somebody else, but gives me a hard time when I want him to go mow the rentals. 

Mostly set back issues, property needs to be subdivided and the property has two separate zoning classifications currently.Structure of the deal would be me as boots on the ground running the facility, managing the expansions and marketing to keep people coming in.

HGTV and the glut of inexperienced investors into the marketplace is more of a cause for their expansion than accurate rehab numbers.   

I think one of the FARHA's bought most of the stuff within a block of 2 of 17th st once he knew of the future expansion plans a few years ago -I graduated there in 03 and never thought the neighborhood around there or the development nearby would take place - We've been away for 2 years almost exactly now and sure do miss it. 

E.g. pest control, landscaping, trash removal to name a few.Neither one of these categories are CapEx.

@Luke H.My advice is that you serve them a written notice warning them of the failure to maintain the landscaping and your other concerns. for example, if you are concerned they are allowing an unauthorized tenant to reside in the rental, you should state that concern in your written notice along with a warning that unauthorized tenants are not allowed.

You should be able to download a parcel list from your tax Dept and sort it by type of property.Also you can talk to brokers, property managers, title companies, multi family inspectors, appraisers, landscapers and other companies that service commercial and multifamily properties and driving for dollars.There is also a paid service called Reonomy you can check out as well. 

New kitchen, bathroom, paint in and out, re did the hard wood floors, landscaping overhaul.

I am in the expansion process of my RE investing company and need to reduce my IRS Taxes.What is Best to use ?