If you took the time to analyze all the possible future outcomes for buying a new REI today, (economy, inflation, local appreciation, local job market, uncertainty on repairs/maintenance/capital improvements, uncertain how long the A/C will last, uncertain how long the tenants stay, uncertain vacancy period, uncertain tenant destroys your property).....then map it all out....I only invest when the reward greatly outweighs the risk (of losing/failure).

The benefits will outweigh the cost and once again it is a great way to learn about your property.

With only 10% down, a 1/4 or 1/2 point higher interest rate far out weighs the alternative of 20-25% down. 

But that said I don’t think the good really outweighs the bad.

I just wanted to explore the pros and cons and obviously the cons outweigh the pros in this case.I appreciate you both for taking the time to answer my questions.

@David Rosenhaus There are cons of course such as having to disclose you are a licensed realtor and a piece of paper showing it, BUT I honestly think the pros outweigh the cons.

The cost of my medical treatments will always outweigh my financial advancements so I utilize a program like this to get by.  

The real question is does one side outweigh the other in the change? 

Even the general rule is not useful in many situations - it is well worth the cost of a 15 minute call to your CPA.Part of the $1m rule is due to the cost of a cost seg - not uncommon to run $5-10k, the time value of money benefit needs to outweigh this initial cost, because as originally discussed in this thread, this is all timing - you would have received the deduction eventually anyways.

The advantages far out-weigh the disadvantages.