Though I would caution you on hard money lending until you understand the industry a bit better, that can be very rewarding but you have to be able to do your due diligence on deals because you're turning over your hard-earned money to an individuals project, often a flip. 

Cost segregation and advancing depreciation has its pros and cons depending on what the individual investor's goal is.

I'm never in favor of government over stepping, but I can also see how desperate individuals can be taken advantage of during this tragedy. 

we did this a lot pre 07  in that year Oregon WA and then CA made laws that had lots of teeth about dealing with those in foreclosure.. so we just stopped doing it risk was not worth it.I cant see how an individual can do this really..

The entire goal is to help you / individuals like you who are interested in a finding an agent who works with real estate investors.

Could be.I think that for most individual American investors leverage is a critical tool. 

You cannot blindly message individuals on BP advertising services.

So the question becomes based on their individual and personal tax situation what is the estimated tax burden they'd save? 

They can't assess all the subjective data like overall layout, view from the living room window, the dogs next door that bark all day, the width of doorways, size of individual rooms, quality of kitchen cabinets and appliances, etc.The best thing to do is study your market regularly.

There are more complicated strategies to maximize larger listings that involve having like multiple listings for same property and do individual room rentals when it is slower and then for larger length stays, larger groups, and more desirable dates you'd book the whole space, but I think its easier to just do two separate.