BIG BONUS if the property has an ADU or a detachable garage I can convert.

Bonus for the buyers is there are no surprises later on, your work pays off, so you don't work hard only to find out the buyer FORGOT to tell the lender something significant...like they still have $400,000 in school loans.   

If he finished on time or early there was a sliding scale bonus structure.

Bonus Depreciation %Property Placed in Service Date100%September 27, 2017 - December 31, 202280%January 1, 2023 - December 31, 202360%January 1, 2024 - December 31, 202440%January 1, 2025 - December 31, 202520%January 1, 2026 - December 31, 2026How have you utilized bonus depreciation with your real estate properties?

In the 6 months on market, list price has been lowered 10% and offering agent bonuses hasn’t affected traction.

If you get all that, it's a bonus, maybe it is a windfall, but don't buy it for that reason.I don't own any STR but everyone I know personally that has one says while they're making good money, it is also way way more work than they expected and a lot of headaches.   

Not including any appreciation here as I consider that a bonus, if it's possible at all.

This would be far more valuable to you than the cost seg and bonus depreciation. 

@David Nadelstumph if you cannot find a suitable 1031 solution, consider exploring LP interests in mobile home parks where the sponsor is electing bonus depreciation.

I pay them fairly and have paid a few bonuses here and there, but each of them is starting to look for their first property.