I've sent him a lease violation warning letter, letting him know, to keep it quieter at night and letting him know that the basements are off limits.

If not then you include language to cover potential losses. 60 days notice (also usually in codes) one months rent penalty etc.There are a few major problems with lease break language.

does this apply even if reported net loss in my federal filing after accounting for mortgage interest, depreciation and  expenses for maintainence and when acquiring the propertyi didnt file a city of cleveland return nor state as there was no net income

But, if you make over $150K in real estate income, you can't take any depreciation loss. 

If the business or rental space was physically part of the living area of your home, such as a spare room used as a bed-and-breakfast bedroom or attic space used as a home office, your business usage doesn’t affect your gain/loss calculations.

Aim to max out the Fannie Mae and Freddie Mac limit.

@Sajan JivaCPA license is a state designation.From a tax perspective - a CPA who lives in NY is not breaking any laws or codes for filing a tax return or providing tax strategies to those who live outside of New York.from an audit perspective - A CPA may be limited in signing assurance/audit related documents to the state that he practices in.You should be eligible to write off the items you mentioned.

I understand I’m going to make mistakes I just want to limit them as much as possible and try to limit the impact of those mistakes.

There is no 750K mortgage limit or the 10K for state and property tax limitation on an investment property.

If you are just getting started with limited cash, I would concentrate on learning these alternative methods.