@Eric SchroederI believe this is what you're asking:You're spending $XXX on property improvements in 2020, preparing to make it a rental from Feb 2021.

List of rules, list of charges (i.e. calling to plunge a toilet or clear a drain clogged by hair will be a XXX charge).I do have language in rent due/considered late specifically stating: rent must be RECEIVED by the 5th (post marked does not count), since you get people mailing it out on the 5th then being upset you consider it late.The easiest for me was when I started having tenants pay though Venmo.  

Remember there are two markets in Self Storage, the above story only applies to locations above xxx units, with a Big Box business model. 

I then have my realtor sent the seller/agent something along the lines of "I have a client interested at $xxx are we wasting our time?"

You're handy, might find an investor that will give you part of the rents for maintenance... perhaps on one house, where you maintain all of his, get xxx of the rent and learn management from him.

Most frequently I've seen 2 weeks and the property must be xxx miles away from your primary.The safe harbor of Rev proc 2008-16 deals specifically with depreciation and investment intent as @Joe Bauder said.  

For example, let him live there rent free for xxx months or years in lieu of paying him xxx on a mortgage to him.

That will make your job harder, cause confusion, and build animosity with the renter.Give them written notice 30 - 60 days in advance, clearly spelling out the changes: rent increase, mandatory deposit of $XXX, mandatory proof of renter's insurance, and a rent increase for animals.

If they are not, i respond with "sorry, but you did not qualify due to XXX".

My rent was $XXX."