I agree with you, we are def. in a seller's market.

It could be your furnace is under-powered for the space.Confirm there's a problem, define the problem, then look for solutions.

You want defined, existing regulation, and you want to pay taxes to local municipalities.

Specific performance is defined as "when one party to a sales agreement breaches the contract by not performing as required by the contract’s terms, the harmed party often does not want monetary damages but desires actual performance.

I have a defined criteria that i've been sticking with.

from my reading there's no bright line defining what constitutes an amount reasonably spent etc. 

It was the "next" that defined the decision you made "now".

Acquired my first rental property last year and I am looking for a CPA in the Dallas / Fort Worth area specializing in real estate that can assist with tax preparations (file tax return),  help create a tax strategy that will allow me to legally keep as much money as possibly, and help define the appropriate structures, both from a legal protection and from a financial/tax perspective.

@Steven Clevenger Generally speaking there are 2 main types of loans for investors: “Conventional” and “Portfolio”Conventional - I'll define these as loans that come from Fannie Mae and Freddie Mac (if you recognize those names).

If so, how do they define primary residency?