We did meet the head of the org and found out they meet regularly.

This is something that happens on a regular basis on Bigger Pockets and elsewhere.

What Galen is saying is that you are taking your original basis out first which is not taxable. 

Now the regular pages are just the same words I hear on podcast.When I started my one and only SFH I spent 1/2 year longer renovating than I planned almost doubled the budget, moved a family of four and a dog into a 700 sq ft home, slept in laundry room had no a/c(I work in extreme heat) almost got a divorce, lost 600/month for g months longer than I planned, had cops called when I found perfect tenant three times in two weeks had “maintenance calls” three times in in a month.

You can still do a cost segregation study (assuming timing isn't an issue), but the cost of the study may prove to be more costly in the long run for you than just taking regular depreciation on the property.

In the past just the keyword alone for “turnkey” would get a flood of regulars just like “Columbus” does today.

This constantly gets my name out there and now I’ve got people approaching me about moving into my units on a regular basis.

Other options include regular loans with a 20% down payment or getting a long-term roommate.

Depending on property condition and whether the property is still habitable (renovations are primarily cosmetic), you shouldn't rule out a regular cash out refinance, which may be cheaper than a renovation loan or other non-conventional product. 

Thank god I did because I received it on the last day I could go to the assessor and talk to her in person before I the may 28th appeals datethe letter reads that my new assessment is 590k and that my new taxable rate was 91% of that 590k.