If I rent it out, I'll be hiring a property manager because I don't want to deal with trying to manage it from out of state.Some numbers:Purchased with 0% down VA loanPurchase Price: 189KMortgage: 172KRate: 2.25%4 Bed / 2.5 Bath~2400sq/ftBuilt in 1992Zillow Sales Estimate: 280KZillow Rent Estimate: 2,100/moRoof and AC are less than 10 years old.

It's a townhouse in Ohio, and as per the estimated financials, I could be looking at $400 per month in cashflow.Problem is...

However, if I sell I won’t have to pay out of pocket, in my 2.5 years I have paid down and my property has appreciated enough so that after all repairs the realtor estimates I’ll make 50k.

You'll want to get a tax estimate if you sold in 2024 so you can pay in the appropriate amount of tax (Assuming you didn't do a 1031 exchange).

These methods include: Detailed Engineering Cost ApproachDetailed Engineering Cost Estimate ApproachSurvey or Letter ApproachResidual Estimation ApproachSampling or Modeling ApproachExperience or “Rule of Thumb” ApproachIt’s important to understand the differences between the approaches including which one best fits your property and the reliability of each approach.DETAILED ENGINEERING COST APPROACHThis approach compiles the costs from construction and accounting reports to build a report.

For example "Just get 3 estimates from general contractors.." is a lot easier written than done!!

With this, along with shifting the utilities to the tenants and reducing the management fee to generate an NOI of around $103k, I'd estimate the value around $1.8M to $2.0M

And what are you using to estimate your returns, IRR, CoC%, or EMx?

My walk through estimate was roughly 60k, Hard money was 12%.

The estimate I have from a cost segregation firm is $316k (w/ study) vs $28k (no study)-Assume we're in the 37% bracket  -Does this mean, I can claim a $117k depreciation deduction for this year?