For both tenant and landlord peace of mind, the property had an extensive video surveillance and security DVR system already installed by the prior owner, which covers outdoor areas and indoor common areas and records 24/7/365, as well as sensors for excess dB noise levels.

I work in Denver (as well as Colorado Springs), and that city is performing very much like Ausitn.

I’m always asking how much a project costs when I hear folks talking about doing renovations, and I ask how their contractor performed.  

I recommend focusing on getting a great investment property and disregarding Section 8 in that pursuit because any property can be a Section 8 property, but a lousy investment is lousy regardless of having a Section 8 tenant or not.Section 8 will perform a basic functional and safety inspection for your units after you have an agreement with a Section 8 tenant and your local housing authority.

I have a fairly extensive summary of GA tax sales process in my notes file — I’ll send to you later if you want it… but I found it in this forum if you want it sooner  

What type of video content performs best for your listings?

The IRS expects your cost seg report to be "factually intensive", "supported by corroborating evidence" and performed by a "qualified individual.”

I have not heard of an extension as of yet.Your 100 hours is related to material participation for STR not the real estate professional status, they are two separate items but in a way can be connected (kinda).I'm not sure what you mean by "sell it for no bonus depreciation recapture" because you are required to take depreciation, if you don't the IRS should calculate your tax as if you did.Your head is in the right place and I wish you luck but would highly recommend consulting with a tax professional before proceeding if this is your plan.Best of luck Dennis!

It might help you out if you're a hammer swinger type guy who can produce workmen like quality results versus homeowner DIY results.Someone who has been in this business for awhile , and brings a lot more knowledge , and contacts to the deal we'll have a lot better chance at performing a turn around on the property then to someone who is new and inexperienced. 

Once you have a shortlist, sign up for an account with each one and test them extensively to see how they function.