So....... with my previous CPA (who has since unexpectedly retired) we did a cost segregation study on an asset that was placed into service in 2021 which broke down the bonus depreciable items into 3 buckets, a 15 year bucket, a 7 year bucket, a 5 year bucket and the rest would be on a 39 year straight line depreciation schedule as it is a short term rental.

Findout what form is issued(bank) and ask the IRS where it is captured on the tax form.

I may be a bit on the bold side for longer term items. 

Beyond the capex/repairs/vacancy line item not existing I saw a couple other red flags in your numbers you may consider correcting in the future.Insurance seems extremely low at $25/month.

i really want to leave this duplex in a solid position when i move out and rent it. i realize that things WIILL break but i just want to make sure the big ticket items are taken care of.

If a defaulting taxpayer has more than one item to be sold, as soon as sufficient funds have been accrued to cover all of the defaulting taxpayer's delinquent taxes, no further items may be sold.

But, excel is totally fine in the beginning (in addition to your PM software to capture transactions outside of the properties).We use QuickBooks Online exclusively for all of our REI Clients.

Just be very clear upfront about those items.

There many items that need to be redone that he says he will fix but I don’t get what the hold up is if he has the money he needs from me. 

They nickel & dime you for a lot of items.