When we opened it, we got the EIN and notice from the IRS about filing form 1065, which is standard.

Go through all of the files in that jacket.

Sherelle – thanks ..there are several versions of the 3 % conventional program…there is one that requires income being below county income limits ( see link below ) and there are also programs that do not have the income limitationThe income limit look up is here - https://homeready-eligibility.fanniemae.com/homeready/Pre-approval is open ended with no expiration date ..we can update data in your file as needed ….credit report does need to be rerun every 4 months …Data needs for pre approval is faitly easy and straightforward ..see checklist 2 most recent bank account statements 2017 2018 W2s 2 most recent paystubs 2016 2017 tax returns ( 2018 when available )Copies of driver licenses Completed loan application and signed initial loan forms I have emailed you the same information too .

My plat was built in the 70s and my lot of land was sold to a contractor in 1986 and they finished my house in 1989 but on 2acres instead of the standard .48 acres in my neighborhood.

permit filings compared with unit absorptionincrease in land price

I don’t use a standard increase. 

@Mendel Robbins There's a lot of forms in the FilePlace under "Forms": https://www.biggerpockets.com/files

They just charge $150-200 per day because its' too hard for them to make a contract and estimate priceThen the landlord pays for materials and the handymen work on the house.I think these landlords 100% of them consider these handymen independent contractors and NOT employees.I wonder what the solution isIs there a standard contract you can have them sign that at least says they 1. have own insurance 2. are independent contractors 3. are not employees 4. are independent handymen doing work for a property owner and not for a contractorIs there something like that or are the dozens of landlords and investors in my area just doing it wrong. 

Turbo tax  will 100% let you file this completely wrong. 

You planned to repair/replace the water heater anyway so maybe go easy on them for that cost but definitely hold them accountable for any repairs.If they refuse to take responsibility, you can try filing a complaint with the real estate commission and see if that motivates them to do the right thing.