Some states do have special guidelines or customs that differ from state to state, but this is a minority of situations.  

@Marlie EvansMy firm’s managing partner works hand in hand with the IRS’ head of Depreciation if you would like to know the guidelines on the matter.

If we see too much or see anything that looks suspicious we'll ask about it and maybe disqualify someone as long as we're adhering to fair housing and HUD guidelines, but that's not usually something that comes up. 

. :-)With that being said what you were doing is definitely a gamble.

Many think if they only do 1 loan they have an exemption, which there are some things you may not have to do to do one loan, but you still have to follow federal guidelines such as using a servicer, sending compliant statements etc. 

The original author of the Cost Segregation Studies guidelines in 2004 and its recent update in 2022 is the managing partner for my firm.

Unless you really know Baltimore I consider buying there gambling , not investing .

I wouldn't bet on either at this stage but if you like a gamble...

Fannie Mae updated guidelines that now allow you to do just 5% down on a 2-4 unit property!

Trying to weed people out at local REI meetings to be possible mentors is also gamble and a huge time suck.