In that case, using the cost segregation study this year might not be necessary because the extra depreciation would just increase your loss, which you might not be able to fully use right now.However, you have two options:Use the Cost Segregation Now: This would increase your loss this year, and you could carry forward the unused loss to offset future rental income.

Or even private money that would be interested in something like this - realizing that interest rates will be higher.  

True Private Money Lender with an amortized loan of 80k at 10% no points.

Just looking for some clarity on this.BFD, I assure you I can get a 0 interest loan on almost EVERY sale in which a seller is willing to carry financing.  

What typically happens with the cost few bonus depreciation is few if any taxpayers can use up the losses and so they are carried forward until the taxpayer can - typically upon sale. 

How to Structure the Deal to Protect Your $20KIf you’re willing to cover the $20K arrears, here’s how to protect yourself:Option 1: Secure Your Funds with a Lien or Escrow AgreementUse an escrow account: Deposit the $20K into escrow with clear terms—if the assumption is denied, the funds return to you.Record a promissory note & lien: If the deal falls through, this would give you a legal claim against the property to recover your funds.Option 2: Sub-To + Wrap While You AssumeSubject-to deal: Take over the existing loan payments before assumption approval, securing control.Escrowed deed transfer: The seller signs the deed into escrow only to be recorded after assumption approval, ensuring they can’t back out.Lease option fallback: If the assumption is denied, consider a lease option agreement until another solution is found.Option 3: Negotiate a Seller Financing HybridAsk the seller to carry a small second note for the $60K equity gap at favorable terms.Use your $20K as a down payment, structured as a secured loan against the property.3.

I have been told that RV outfitters may carry more as these units are used in trailers and large (bus type) RVs.Another thing to keep in-mind is that an all-in-one (washer/dryer) unit will be foreign to your tenants.  

If its a private lender loan to a LLC there is no usury, its what is in the contract from our understanding and discussions with our Virginia Attorney.  

I am curious to know how note investors (and private $ lenders, fund amangers, etc.) are using AI in their workflow.

Section 179 allows immediate expensing of assets, but the deduction is limited to your taxable business income.If your net business income (before the deduction) is only $16,962, then that’s the max you can claim in the current year—the rest carries forward to future years.The $18,308 total includes both this year’s deduction and carryover depreciation from last year’s furniture.Why This Matters for You:Your lender wants to see $19K on Line 13 as an add-back for cash flow purposes.Your CPA can’t legally put the full $19K if your business income limits the deduction.However, reclassifying some expenses (like moving office expenses into capital assets) could increase your taxable business income, allowing more Section 179 deduction this year.Discuss with your CPA about reclassifying expenses (e.g., reducing "office expenses") to allow more Section 179 depreciation.