Read about them here: http://www.newair.com/articles/oil-filled-heaters/------HEATING, COOLING, AND VENTILATION SYSTEMS.Landlord agrees to maintain heating, cooling and ventilation systems on premises that are provided by Landlord.Tenant agrees to notify Landlord in a timely manner, and in writing, of any problems that arise with these systems.Tenant agrees to keep heating and cooling systems in good working order and to take safety precautions in accordance with their use, following manufacturer and fire department recommendations.a.Natural Gas furnace system:Tenant will not store items in the furnace closet, except for replacement filters.Tenant will allow Landlord to replace furnace filters when Landlord determines it necessary.Tenant agrees not to block air ducts (warm air output and cold air return) and to pay for any damage to the heating system caused by failure to do so.b.Electric baseboard and wall fan heaters:Tenant agrees not to block the heaters, to keep all flammable materials at least one foot from the heating device and to maintain ample air flow around heater.

I remember it needs new roof, new hvac system or some other big ticket items.

The home inspector comes makes a list and the investor/ home owner hires a new contractor (my boss) to finish the project and do the items on the report.

I expected something that looks like the activity view when I look at my bank account online where each item could be clicked for further detail- instead there is an expense report, an income report, etc...  

In the long run, your investments will have more value than the high end items that she spent her money on.

I do the following exercise with my agents the help them get the idea:I pick a very personal item for them.

If someone came to me with a good reputation and history of reviews and offered me over market rate (as most arbitrager's do) AND offered to take care of all non cap-ex maintenance items while having the home cleaned every week and available for me to go in between bookings any time I want (whereas a long term renter often disappears into the home for years and you don't see anything until two years later when it is destroyed) I would rush at the chance.Arbitrage is a pretty sweet deal for landlords, so long as you're partnered with a trustworthy host.

The first line is an item for gross rent that, of course, maps to a rental income account in the GL. 

> to me reserves are not on the income statement and are balance sheet item > the brutal reality, yes, rents are set by market then sell or go bankrupt.

Most of the sales are clothing type goods and small items.