Here is a recent post of mine that addresses your questions:Cost Segregation - The Basics (biggerpockets.com)You don’t need to complete it before the end of the year to use it for your 2024 taxes.

I am open to investing basically anywhere, as long as I could make it work.

 - prop 13 basically fixes the property tax.  

It will familiarize you with the basic terminology and benefits.

They calculate a "net effective" rent that's more appealing to the tenant, basically amortizing the concession over the lifetime of the lease.

Bob is very good on the customer support and that being said... they are the only company other than myself that I have invested with  basically EVER... as I do my own deals.But I had money stacking up in my SDRA and of course I can't self deal.. so I chose one of his new investments which is more akin to what I like.. quicker turn and high IRR...

It's basically dead in most areas.

Basically they often are added by people who do not do thorough and accurate underwriting. 

I maxed out my conventional rental loans when I had around 20 units, and that was basically hellish. 

Prioritizing cash flow, mastering property management, and learning basic repairs can make a big difference.