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I did not rent the house out the first 3 months I had to pay out of pocket can I claim those 3 months that the investment property was empty As a lost
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If the property was available to be rented and you attempted to rent it for those three months, you treat it a being rented for tax purposes (with no income for those months), and you can take the costs, associated with keeping it ready to be rented.
"You begin to depreciate your rental property when you place it in service for the production of income. You stop depreciating it either when you have fully recovered your cost or other basis, or when you retire it from service, whichever happens first.
Placed in Service
You place property in service in a rental activity
when it is ready and available for a specific use
in that activity. Even if you are not using the
property, it is in service when it is ready and
available for its specific use."
Source: https://www.irs.gov/pub/irs-pdf/p527.pdf page 6.
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