Study the market.

3 recent national studies show that the rent to value ratio is at an all time worse (what they really studied was cheaper to rent than buy, but there is strong correlation).  

I have studied the system and revisiting for more understanding while implementing it.

The solution I give them is to narrow their focus on a specific market, study it, and get to know what a good deal looks like.

Once the cost segregation study is complete, will I be able to take a full year of depreciation or only a prorated 4 months? 

I do not desire to be a flipper.Because the rent to value is at all time worst (according to 2 recent studies) and because San Diego is a poor cash flow market, better cash flow is available in other markets for new purchases compared to my market. 

I'd also recommend diving into books, podcasts, and even attending real estate events to start learning more.Here:Learn the Basics: Study property types, financing, and market trends.Network: Attend events, connect with pros, and build relationships.Find a Mentor: Seek guidance from someone experienced in commercial real estate.Start Small: Look at smaller deals or partnerships to get your feet wet.Take Action: Once ready, start evaluating deals and making offers.

@Dennis McNeely - my concern with getting a soils study is if it shows there's something really wrong with the soil, such as expansive soil, I would have to disclose that fact when I go to sell the property. 

I'm new here and I have spent a couple of years studying real estate investing strategies.

3 separate recent studies show it is currently cheaper to rent than own in virtually every large market and that it has never been more so than currently.