I completely agree: Running an ad does not place your property "in Service", which is the key point in time at which you can begin expensing your renovations rather than capitalizing them.In order to be "In Service", the house must be habitable.

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You don't need a property manager if the property is in good condition, you can visit occasionally and you are willing to use online recommendations and find maintenance people as needed.

Jeff,IRA can get a loan but it must be non-recourse since you are not allowed to provide a personal guarantee.

This to me just seems like the (stepping over dollars to save pennies) syndrome I have seen over the decades.You must not have enjoyed the commercial real estate space working for the REIT.

. - Yes Keith - it's that way in small town KS and some of the other flyover states - but you'd have to visit to get a feel for the area - if you are from/live in NYC you'd possibly die from culture shock -- I think small town KS is cool and appreciate it - but these areas are in different solar system compared to large metropolises. 

I had an opportunity to assist my partner in a property visit with a potential buyer.

In the end if they wish to break their lease it must be done without any out of pocket cost to you.

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In California, there are required steps that a landlord must take with security deposits.