This has all been accomplished in just a few short months.5.Tax Benefits & Investor Alignment: We’ve lined up cost segregation studies, allowing our investors to benefit from bonus depreciation in Year 1.

According to several studies (Google it!)

@James Sedano A cost segregation study could definitely be beneficial in your situation. 

My realtor suggested offering up to 3% buyer assist to help buyers who might have a hard time coming up with that 20% down since FHA financing isn't available on this house, so we did that a couple days ago and also dropped the price $2,000 to push the listing more towards the top.

Also there's a down payment assistance program (still trying to understand) which is how you're able to get the project 100% financed and bring very little capital to start.

I would recommend a cost seg study immediately after purchase to take the benefits of bonus as is and then look at doing a cost seg after renovations to take the benefits of bonus on renovations. 

I’ve worked with a few contractors on deck projects who might be able to come out to Lorain, so let me know if you need any recommendations or assistance!

(vii) would seem to indicate that you'd be acting as an unlicensed broker.(1) "Broker":(A) means a person who, in exchange for a commission or other valuable consideration or with the expectation of receiving a commission or other valuable consideration, performs for another person one of the following acts:(i) sells, exchanges, purchases, or leases real estate;(ii) offers to sell, exchange, purchase, or lease real estate;(iii) negotiates or attempts to negotiate the listing, sale, exchange, purchase, or lease of real estate;(iv) lists or offers, attempts, or agrees to list real estate for sale, lease, or exchange;(v) auctions or offers, attempts, or agrees to auction real estate;(vi) deals in options on real estate, including a lease to purchase or buying, selling, or offering to buy or sell options on real estate;(vii) aids or offers or attempts to aid in locating or obtaining real estate for purchase or lease;(viii) procures or assists in procuring a prospect to effect the sale, exchange, or lease of real estate;(ix) procures or assists in procuring property to effect the sale, exchange, or lease of real estate;(x) controls the acceptance or deposit of rent from a resident of a single-family residential real property unit;(xi) provides a written analysis, opinion, or conclusion relating to the estimated price of real property if the analysis, opinion, or conclusion:(a) is not referred to as an appraisal;(b) is provided in the ordinary course of the person's business; and(c) is related to the actual or potential management, acquisition, disposition, or encumbrance of an interest in real property; or(xii) advises or offers advice to an owner of real estate concerning the negotiation or completion of a short sale; and

That person will most likely need the assistance of the attorney who formed the trust for you, to be able to accomplish the things that need to be accomplished- legally- so that they have the proper legal effect after your passing.

Study and learn how the tax code works and where you might be able to optimize and save.2.