MY QUESTION(s):Do I have to get a cost segregation in order to determine the bonus depreciation amount for the home I'm purchasing?

From there that will determine your down payment relative to your total cost of the project. 

Steam cleaned the carpets, etc, and he determined there was no damage.

I use a very usefull method to determine if I would invest in an area .   

@Tom SaharThere are always deals to be found, but the effectiveness of your marketing techniques determines your success rate.

Since I'm an agent I do have access to non-owner occupied properties so my challenge lies in determining cost-effective marketing strategies. 

When I closed on my first duplex in Harrisburg, Pennsylvania in August 2017, "the 2% Rule" was the gold standard for determining whether a property would cash flow.  

These are not typical life insurance policies.If the down payment comes from an existing asset whether it is money from money market, money from savings account, money from CDs, money from heloc, money from selling stocks, money from stock margin, gift from family, money from life insurance it does not achieve a 100% LTV with respect to determining return.  

With your current knowledge base you are not in the position to determine the "shortcomings" of any law firm or come to the conclusion they possess a " lack genuine expertise".

Then, you'd use the data on Airman or similar services to determine whether the metrics fit with your personal investment/return objectives.