It doesn’t matter if you buy a new roof in year 5 or year 30, you depreciate it over 27.5 more years, not 27.5 since you purchased the property.

Where are you looking to buy in those states?

Buy that if want, it's probably closer to the 3-5s.  

@Jefferson Black- thanks - I am not aware of any lender that  will do a loan on an INV  manuf home property ...you might contact the local small to mid size credit unions and banks in your area ...you also might try the bank that you have  funds deposited at - good luck

Here's a https://www.irs.gov/businesses/cost-segregation-audit-technique-guide-chapter-4-principal-elements-of-a-quality-cost-segregation-study-and-report to the IRS website noting specific items that are included in the cost segregation study report.

I stick with boring buy and hold, but in another state where the numbers do work.

We are looking to eventually relocate to the States"--that's great, a lot of people want to invest remotely in a totally random market and never go to it.  

Well, yes, some properties may require complete work, but others may just need cosmetic things to bring them back on the market.

The only solution I can come up with is to get a hard money lender, since they're typically able to close a lot sooner.Does anyone know of a Hard Money Lender that is willing to lend to raw agriculture land in Hawaii? 

A lot of buildings don't have a carrier willing to insure at all.