When we filed out annual K-1s, I would get a lesser tax write-off than the other partners because I couldn't claim the 'loss' for the unit I lived in - you can't 'pay yourself' rent.

90 days is a nice goal that is rarely achieved so I would always pencil this stuff for 6 months.and on starter housing like this also keep in mind your sales cost will be 4 to 6k higher virtually every buyer in that asset class will need YOU to credit them closing costs off the price of the house. if you do better fine but that's been my experience over the years.

(Or as long as I live.)Right now I have to do something as the clock is ticking.Open to advice, and suggestions on how best to achieve what my goals are.Thanks,John

According to Rentometer each unit can be rented for up to 1200 per month on each unit. I

My tenant signed her lease on October 11, 2018 and moved into the unit in early November.I have read that all repairs and expenses that can normally be deducted must be depreciated with the building if they are incurred before the unit is placed in service.As part of the rehab I purchased new appliances.  

I would generally plug in 5% of GOI as maintenance on a small MF.Even though a 6-unit is technically commercial, it is looked at through a slightly different lens.

When a Fridge looks like this you don't really think the rest of the unit is immaculate do you?

Our unit is cleaned professionally, but we have two cleaners for 2 hours (4 man hours).

@Nick Tebo the short answer is that, yes, the 5% down conventional on a 4 unit is possible.

currently in Utah theres no 40k deals that rent for $1200, to achieve that , you may have to choose a different market.