This type of tenant will walk all over you in the future if you don't stop it now.

@Tim Callahan, you may be able to add this to your lease in the future.

I’m looking for a structure that would at least allow me to break even, or create capital through something like the BRRRR method to use for future deals.

I will add value in the future after current tenant moves on.... with a complete reno

This could allow you to build equity steadily, reduce the immediate demands on your time, and potentially refinance in a few years to access funds for future investments.Alternative Approach: Small Multi-Family Property: If you're open to it, a small multi-family property (like a duplex or triplex) can combine elements of both strategies.

My question is, can I do a study on a home that is currently my primary residence and not yet a rental but will become a rental and I use the paper loss in the future when I need it but have captured the 100% bonus depreciation by doing the cost segregation study in 2022?

@Steve Rosenberg - I appreciate your comments and am considering a video walk-through for future tenants.  

If it is worth 250K now it most likely will be worth more in the future.

In future we could also rent out the main house that we currently live in.

You have a very good balanced approach to getting started and it's great you are prepping for the future.