In our little town, Buy & Holds will probably be the best strategy, but we are open to all sorts of techniques and methods.

We get all sorts of clients who waited to long to work with a professional and have all sorts of problems.

We ha some hassles closing with leins, but we got it sorted out.

However, it's not really cost segregation at that time but more like careful sorting out of your actual rebuild costs.5.

If you have a BAD tenant experience on this property as a rental and lose several months of rent and incur substantial tenant damage that is all coming out of pocket whereas if you had even a handful of rentals the performing rentals and the monies budgeted for capex/maintenance/vacancy will carry that sort of loss.

I had a gun pulled on me doing that, but we sorted it out before he pulled the trigger. ;-) 

Just sayin.. any city of say 50k or less an hour or so out of any of the mid west cities will have all sorts of sub 100k homes and less crime for sure..

Or develop some sort of subject matter expertise.

Basically, they do not want lawyers to deduct the cost of law school and doctors to deduct their medical school - which sort of makes sense. 

Put the money into fixed income vehicles of various sorts and walk away and spend more time drinking wine and catching fish.