The cost of land generally includes the cost of clearing, grading, planting, and landscaping.Land preparation costs, such as landscaping are depreciable Certain improvements made directly to land or added to it (such as shrubbery, fences, roads, sidewalks, and bridges) are generally depreciated over 15 yearsKeep in mind that depreciable rental property costs with a useful life of 20 year or less may be eligible for bonus depreciation.I don’t think the sources that you found are accurate since some of the improvements you mentioned can be depreciated and over a shorter period of time.

@Scott Eadieunderstood - that's way above my pay grade since I don't know you or anything about your background or financial situation.i still recommend a house hack whether you have $10 or $10M.

buying mid grade or lower rentals with zero equity with all these moving parts and not properly capitalized in the first place simply leaves one with no outs in the case of an engine failure.

Nobody has a good enough crystal ball to accurately predict SOFR even out 12 months, let alone a decade.Since 5-50 units is not institution grade, I don't think you need to replicate the neurosis.  

I also went to grade school in Racine. 

To excel investing you just have to run basic 3rd grade math and most importantly do it! 

My sniff test as I get granular is that most of these units are Grade A units and charge A LOT of money for them.

Put down over 40% and cashed bonds to get the home up graded How did you add value to the deal?

@Sunjeeve Weerasinghe we have moved entirly to vinyl plank in our properties (and so have a lot of major builders) as you can get commercial grade with 30+ year wear layers on them, they are water proof, do not chip (though they can be cut or torn) and are quite a bit cheaper than tile. 

Divorce, investing, W2 job, small business entrepreneurship, grade school through college.