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

If you study on your own, you will have gaps, but you may end up with $25,000=$50,000 in real estate. 

If you’re placing a new property into service, you can discuss cost segregation studies.

When you have studied your market properly you should be able to provide the answer of if single family or residential multifamily is better for cash flow. 1% rule was for a time when almost all deals were decent as a way to rule out the lessor deals and concentrate on the best deals.

@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.

You also want to see a reserve study and only invest in a property where the HOA is at least 30% funded, less than that is assessment territory. 

I found it very unlikely that the government would not want to get their piece of the pie, especially if they had purchased a new primary home.Donyou have a Tax Code or Publication Number you can share so I can study up and understand your thought process more in depth?

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

I would simply hire a good civil that has done development in that jurisdiction and pay for a feasibility study and let them run through all the check items.. but thats really just the start.. also for context .. these projects require 350 to 750k in CASH up front to get to approved plat status ..

Perhaps do a case study with a hypothetical deal you think is typical for what you are looking at and compare it to the alternative investments you might use and their expected returns.