There are ways to accelerate depreciation via bonus depreciation and other means. 

A cost segregation study looks at the overall building that you purchased and breaks it down as much as possible.The purpose of this is to increase the depreciation expense.Without a cost segregation study, you are depreciating the property over two items(Building and Land).However, a cost segregation study might identify items such as fencing which might be eligible to be depreciated over 15 years instead of 27.5 years.Depending on the year that the building was placed into service, you might be able to take bonus depreciation on certain items.The follow-up question to ask your CPA is will the cost segregation study help me, and by how much?

It's definitely worth it to rent out the bonus apartments.

Imagine having getting 150,000 points intro bonus for spending 6k in 6 months for Amex or Chase for example.

The COVID bonus pay days are over so what they can afford to pay is really down from the height of the pandemic.

2) Using our HELOC to supplement the down payment.. we do have some bonus payments coming at the end of the year we could pay it down plus the tax savings could help us pay it off, so maybe it would be worth it in the end? 

Meeting these requirements could allow you to offset W-2 income with deductions like bonus depreciation and cost segregation.

My question is if I purchase the property in 2024 but put the property in use in 2025, can I still do cost segregation and do bonus depreciation in 2025?

(Bonus points if you are from Canada too!)

We will see if/when bonus depreciation goes back to 100%.