So, when you replace something and make it bigger, better, or last longer, it’s categorized as CapEx.On the other hand, repairs are generally routine maintenance tasks that keep the property in its ordinary operating condition.

Under the routine maintenance safe harbor, if you had to do have the same maintenance completed within the last 10 years, you may be able to expense it as routine maintenance.

No need to try to get fancy with extension fees, but you should be extremely careful with your doc prep. 

You can possibly limit his exposure to this tax - but not eliminate it - with some fancy tax planning.

You can achieve this by regularly checking the Search Terms report, routinely searching for your brand on Google, and pulling the actual keywords that are converted in your CRM.

I didn't care about being a "millionaire" or wearing fancy duds or driving a Tesla.

Now using the de minimis/routine maintenance safe harbors instead of bonus depreciation for appliances, carpet and the like.

When I questioned the reason for the $1K fee they said they would take me in a limo to a fancy restaurant and take me to see a property they were flipping or a deal they were working on.

It does not have to be anything fancy, just something in writing to establish the "rules" of your investing. 

You will just need to update it with the proper info on where they make payments and who to call in an emergency and for routine maintenance .