When you do close on a improved property get an insurance policy that will protect you if there is a loss.  

The tree might be adding needed shade and privacy.

Short answer: you probably have to claim it in 2015, but you can carry forward the net operating loss to apply against subsequent years. 

He wrote up a a simple release of liability clause that everyone (or their parents) had to sign, stating that the activity (be it BMX, Freestyle, etc. were inherently dangerous and could lead to injury or loss of life, and released us from all liability) Also, make sure they are responsible for all upkeep, maintenance on bikes, ramps, etc. and removal of ramp.

the rent could be equal to the sum of the principal/interest/taxes/insurance/etc. that way it would be a break even venture with no loss or gains. if they ever get tired of living there just move and the business could rent it to someone else and actually make additional profit.

General assumptions I am making thus far include (assume duplex on deal below though per unit figures provided to generalize how I'm analyzing anything in the 2-4 unit range):Financing:-3.5% - 10% downpayment (depending on total capitalization), 4.65% interest rate o/ 30 year term-1.75% upfront PMI required, with 0.8%/year amortized into loan payments for ongoing PMI-3% plug for closing costs-2% of loan amount for financing fees-8% vacancy/collection loss-$450/unit/year insurance-7.5% Mgmt Fee on gross potential income-$500/unit/year for R&M-$300/unit/year for capital reserves-All utilities pass through to tenant-$30/month for landscaping-$40/month for pest controlAs mentioned, my cash flow after debt service on nearly all deals I look at (after adjusting the brokers' 20% expense ratio up to the 40-45% I am comfortable with) turns out negative or nearly $0/month, making me question whether the selling prices are absurdly high right now, whether my assumptions are far too conservative, or whether levering a deal to 90-96.5% (utilizing FHA 3.5% or anything up to 10% down) prevents anything from working due to the high monthly cost of financing which includes PMI.

It seems to me that most properties end up showing a paper loss due to depreciation.  

I find it amazing that only 2.1% change in home ownership was this catastrophic. And, of course, it could never happen again. LolHome ownership has never been 100% in the United States. Many people think that the vast...

If he can complete the renovation for $30,000 in 6 months, and a contractor can complete the renovation for $50,000 in 2 months... you have to look at the rent loss, holding costs, and where your husbands time could have been spent in those extra months.Do you have the funds/ability to do multiple projects at once?

The goal of investing in real estate is to generate a yield, not generate a loss.