I would just need to invest in furnishing it very well with better appliances mainly.

The main issue is land... or lack-there-of.

The main reason to do a cost seg study is to generate bonus depreciation, which creates passive losses.

It's my understanding that the city is responsible for all the piping up to the curb stop in my front yard and I am responsible for the curb stop to my property.Yes from the water meter to the house is generally the owner and from the main line to the meter is generally the city.. 

That being said, this is mainly doable for folks taking on cosmetic rehabs with great time management/construction management skills.

I'm about ready to retire so I'm not looking to compete in a bidding war, mainly looking for a fair deal that I can rehab or a turnkey with some cash flow. 

Look up @MarcusMKE, that is my main channel.

Cash flow is mainly a mechanism of leverage in the deal.

However, this structure provides two main benefits: 1) I don't have to build a big marketing machine to raise money.  

@Brad Smith One main way is picking up the phone and forming a connection with the different reps.