Ive never bought an active rental with up to date licenses before but this had me wondering. 

It just so happens that none of the individual expenses exceeded the $2,500 rule even though the aggregate cost to construct a set of cabinets (example) may exceed this threshold.Since 1.263(a)-(f)(6) specifies intent rather than the end result (Unless you think (6)(i) would apply), since the intent of the taxpayer was not to manipulate this election for a tax benefit, my assumption is that they would be able to expense all of the items normally.Just looking for confirmation as I'm pretty confident my understanding of the regulation is correct.

@Guytho Roney  We have added new gas furnaces, new gas hot water heaters, new heat pumps, wherever possible to such that we NEVER pay for any tenant's heat or hot water, or electric.

. - Because nothing really came that close, I ended up just buying notes directly.

You can never count on appreciation. 

@Jeff S.You will probably end up right around the same place… lots of studies on returns of real estate vs stocks and the returns are almost identicalWhere real estate investors of course can increase it is if they are more active in investing

That being said, most of our clients never come to town and rely on our team to be "boots on the ground."

They have never been aggressive towards us.

On one hand i am thinking, if i sell, i may regret as i may never be able to find something at the price point in the area plus i put a lot into that unit.

I've never used one, but from what I've learned rates usually move into a 30 yr fixed after the rehab is complete.