But, if I would have done a cost seg back in 2015, 2016 - I could have bought a bunch of properties with the tax savings.

Then sell the DADU and refi the primary back into a DSCR loan.

@Peter NeillI see you're back with PPR.I'm considering investing in PPR within my Roth IRA? 

I haven’t used them for taxes yet, I hope that’s not their weak place but i will report back.

This step by step process is all laid out in Scott Trench's book "Set for Life".

Imagine how many times my wife and I went to Chilis in 2018 to make this a goal in 2019)I love looking back at our goals and seeing how much we've grown over the years.

In which case, youre probably not getting your EMD back.

., the specific procedures laid out by the SEC in Regulation D.  

Also, having a rehab budget already laid out with explanations on how you got the numbers would help and is definitely a plus when I look at deals even though I typically wont use their numbers it at least shows a little more effort. 

Looking back 7-8 years from when I did that, if I had held on to the one property between cash flow and appreciation, I'm not sure I'd be any further ahead.