You may want to consider this before paying $1-$2k for an appraisal and not have the loan close. 

But yes, you should have a CPA, and the one smart enough to properly prepare your taxes over the years should have an easy handle on this too.

If you have the cost segregation done by a reputable company then even if you get audited, you'll have proper support to back up your deductions.Now whether it's worth it - A cost segregation study can be extremely beneficial but its a case by case basis that depends on a multitude of factors.

I use the 2% kickback ones and then pay when due.

You'll either have to have your attorney go through a process (deed theory state) or the court system (lien theory state) to get the property back if they don't pay, but you'll still have to make the payments to your lender.

In my opinion if there is profit to be made why don't you pay a designer to furnish it and turn it over to a property manager and cut out the arbitrager middle man?

I've got one LTR property that I'm trying to pay off prior to taking any additional risk in the form of loans.

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

How can the Pro be any better and what would make me want to pay more? 

You may be able to ask for her to pay the property tax portion, but that's more a matter of opinion if you ask me.