Even with very little cash on hand, you can get creative financing; for example, I did my first flip renovation with a new business Credit card one year with 0.00% APR, paid everything back after the sale, and got points and signup bonuses.

I don't really consider appreciation as I consider it just a bonus, especially in a cashflow market.

Bonus is I am getting new HVAC, Furnace and hot water tank. 

The main reason to do a cost seg study is to generate bonus depreciation, which creates passive losses.

The good thing about bonus depreciation is that you can take the amount eligible for bonus depreciation in that given year.For example - if you place a $50,000 item under 5 Years MACRS on December 31st, it would be eligible for bonus depreciation which as of right is now 60%.

A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant who specializes in real estate taxation, business taxation, financial planning and tax planning.You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a accountant willing to work with you throughout the year.

.- bonus points if I can have a separate business w/o having to pay 2x the cost, but it is what it is.- cost is an issue.

NMLS registration is a bonus because you can look them up on the federal registery to make sure they are real..

Would I be eligible to take the bonus depreciation on my 2024 taxes?

., I looked up the San Diego ADU bonus program. 15 years is not a long time to be deed restricted!