My two cents would be to wait to put it on the market until a lot closer to it actually being ready, if not once it's ready for move-in. 

Maybe the reason you disagree with the dollars is that you are comparing a cash on cash rate of return with actual dollars.

You can read about the differences here: Cost Segregation Study Approaches ExplainedLet’s first start with what the approaches:Detailed Engineering Approach from Actual Cost RecordsDetailed Engineering Cost Estimate ApproachSurvey or Letter ApproachResidual Estimation ApproachSampling or Modeling Approach"Rule of Thumb" ApproachSo which of these approaches is required by the IRS?

Unless there is a reason to submit your tax returns, you could go w2-only. 

Reason why is if you go to sell it, people are not going to comp it based on 40 year loan.

I actually just finished reading his book and was surprisingly disappointed for a couple reasons.

The reason being they see no benefit and they do not understand it. 

Starting to get competitive though for investment properties because of that reason you have more and more people entering the market from out of state.

I'm on house number 4 that I've lived in and renovated, so I agree that's a good strategy (I've done it just through life, not actually a purposeful strategy). 

Most will work hard when they are doing the capital call (a few of my deals did that) but some actually called to discuss the situation.