Honestly, we should have been easy clients - we came to him with a plan in place wanting his help on claiming REP status, setting up a cost segregation for a rental property bought and functioning in 2022, so that we could file for 100% bonus depreciation for that tax year.

I like to keep it simple and depreciation/tax advantages are just a bonus.

How do you see it playing out?

In all sincerity I think you're going to have to find what checks all of your boxes.If you're going to buy and hold, value add is definitely a strong play.

I would also speak to your CPA on this and any tax ramifications that come into play along with the cost basis on the property. 

Research and experience show that only people with skin in the game actually play the game.

Right now we are on the high side of things.  2 years ago, we were on the low side of things where money was cheap, and cash flow was easy to be had.Some will argue to go ahead and buy now for a 'no cash-flow, future appreciation' play.  

Decide which game you want to play.

Do you know if it is possible to do the cost segregation and bonus depreciation if I non-resident of the US?

Unless he is giving you the actual invoices to pay yourself ( how i do it )  Myself we pay all invoices and GC gets a set fee and a profit bonus..