There's no such thing as a free lunch obviously, but if she's busting her butt trying to get a temporary replacement job, offer to defer her rent one month. 

How do we capitalize expenses (whether the above losses, or things such as replacing an AC or flooring)?

If you can't get cooperation with your current trade you will have to replace them and be more diligent with the new one.

Are you replacing in LA? 

I’m redoing my kitchen and replacing a tile floor.

When I walk into a house, I can't tell if something needs replaced unless it is obviously damaged.

Purple hair dye on the carpet, holes in walls, broken doors and light fixtures, appliances had to be replaced, etc.

I am not flipping the house, I want something cheap and easy to replace for renters.Thanks for your time.

The saving grace of this home, all the natural woodwork was kept in remarkable condition AND since the home is in the flight path of the airport, 5 years ago Mitchell International came in and replaced all the windows, exterior doors, installed 2 new furnaces, 2 new central air units, basement dehumidifiers, and water heaters. 

I'm open to doing rehab, but my overall goal is definitely to buy and hold indefinitely (until it makes sense to sell of course) as I look to this being an income replacer.