Rent out part of primary residence 4 bed 4 bath

[THANG BUI]

I'll be purchasing a 4 bed 4 bath and plan to rent out at least 2 bedrooms. 

If I rent out 2 beds/baths, then do I get to offset my rental income using exactly half of all housing expenses (mortgage, HOA, utilities, etc)?

As far as depreciation, do I depreciation 50% of the property? Do I also get to depreciation furniture and shared items purchased in common areas?

I am in a higher tax bracket and want to offset all of the income, if possible. I just want to make sure I do this correctly from the get-go.

Thanks!