So I felt very grateful to have a mediated experience buying my very first property ever, in a state I had only been in once (and driven through a couple times decades ago on road trips), rather than starting out with a long distance BRRR. 

Although it could be considered a material defect (adverse impact on value) leading to seller liability.

She's not really landlord material so she's constantly running into issues.

The Brass ring: I suggest you try Wells Fargo, as they have made exceptions for small SF condo projects in the past.

They are so cheaper than HD or Lowes, and basically have same materials with better selection.

I can see the logic in this, and I am not trying to be a control freak, but I want to put common sense things in the leases like no flushing diapers down the toilet, not storing abandoned vehicles on the property, not storing items in the common areas, no hazardous materials, etc, and recovery of expenses related to various issues. 

The one thing I am thinking is, you expect the contractor to pickup materials when you want labor only contract, that's a killer for me, if you let me bid on labor, i expect you to deliver everything to the site when i need it, any materials that will delay my work, i will charge you.

My purchase agreement includes all materials and equipment on-site related to the maintenance of the property.  

Since this is an investment property to serve as rentals I am looking into how I can write off the building materials for my US taxes.

Do you have any advice or reading material that you would recommend to dealing with the eviction process in the situation as well?