Make sure your do the numbers for when you move out and as long as it cash flows “PURELY” you will be great.

Would the basis going forward to the replacement property of the primary  converted to rental be the basis as it was as a primary home or FMV at the point of being placed into device as a rental or the primary home basis + any long term improvements while a rental?

I provide a fridge/stove/dishwasher its a must I provide hookups ,but no washer and dryer It's not worth it to me To provide washer and dryer The additional rent would not be enough to cover a replacement.... tenants are very hard on washers and dryers they do not care because it's not theirs.

Value is probably low end of replacement cost because vacant buildings are a big risk.

The replacement anywhere in CA is going to be expensive. 

With flood damage, they often need to be replaced, but they can evaluate.

Stay near your work, buy pure investments in langley / abbotsford etc.Do NOT move out there, you will be spending minimum 2.5hrs driving each day.I have a rental in pomo, and vanc, 20% down on both, both cashflow negative.

Roof you have more time on, but hold long enough and you will be replacing that again, or giving a credit at sale.From there, I look at my return on equity: annual cash flow, including reserves, divided by current equity.  

An HVAC system may have a 20 year life and costs $9000 to replace.

The other guest was a long term stay and I had to replace batteries in the door lock.