Tangible personal property identified in a cost segregation study is what allows you to accelerate depreciation.

It seems like there is no catch, would they let me buy a property this month and a property the next month for instance if I have the 25% down+closing costs and can prove that it rents for a decent amount more than the mortgage?

Here's an article with additional FAQs on cost segregation studies that you may find helpful.

You have to prove you did everything right and then because of “empathy” for the poor snook who “fell into you schemes” you may lose anyway.This is a legally binding transaction that will be treated that way by the law.

Study the market.

If you start with “no”, then you have to prove your “yes”.

@Matthew Drouin I haven't even dreamed of doing what I'm talking about but research the subject I've been brought to various YouTube video offer case studies & case analysis which would have me to believe deals can be done by lone individuals without any capital of their own being spent.

Not to mention they wrote of over $300k worth of taxes for me utilizing a cost segregation study. 

Study the market.

In addition to other tax strategies like a cost segregation study on the fully rented out house.