As far as waiting until you graduate: either option would work but I would imagine your biggest obstacle at the moment would be that you do not have a set record of wages from an employer.

If it were 2007 all over again and you knew you could sell at a record high, and invest your capital into conservative bonds and wait until the market corrected, would you?

Try some broken record techniques repeating, rephrasing, etc. 

. - the juice isn't worth the squeeze to me on that type of loan product.

And for the record there is a HUGE difference in the amount of odor in a unit from 3rd hand smoke which is what carries in in your person when you smoke like clothes smell and breathe smell vs the smell you get when there’s actually smoking in the unit.

At some point, the juice isn't worth the squeeze for us and we just want to enjoy life. 

You have to decide what your time is worth to either take those 8 phone calls, or hire a PM - for us we would rather keep the $10,560 you could potentially pay for PM service in a year for the 4-plex and take the 8 phone calls (yes oversimplified - but you get the point!).

Most of that is not really worth much to most people. 

It’s a short term rental started in Oct 2024 and earning during this off season is under $10K but cost segregation has nothing to do with rental income only depreciation of the property and with bonus depreciation being 60% this year I think it’s worth it.

Even 3x higher is worth the benefit.