Bonus depreciation will finally be phased out in the 2027 tax year This is well said

Something like $1,200 for the local “fancy upgrade”.

Or is this normal?

You get money at closing and then you refinance when rates go down.Anyone done this before?

You're the buyer at this point, until the contract is assigned.3. 

if there is do you need too have a ticket too join or something like that? 

I have my 2023 taxes Non W2 and hope to have my 2024 Taxes Non W2 back end of this coming week. 

If this effort gains traction, it could fundamentally reshape the U.S. mortgage market, impacting financing options for real estate investors nationwide.The Role of Fannie Mae and Freddie Mac in Housing FinanceFannie Mae (Federal National Mortgage Association) and Freddie Mac (Federal Home Loan Mortgage Corporation) are government-sponsored enterprises (GSEs) that purchase mortgages from banks and lenders, package them into mortgage-backed securities (MBS), and sell them to investors.

Some people like Yardi and some like the next one. 

Like others have mentioned, it depends on if you are owner occupied or not.