You can use REPS through your wife to offset your 2024 W-2 income by combining your time for material participation and doing a cost segregation and bonus depreciation on the remaining rentals.

Assets identified in this study include:Permanent Fixtures: windows, doors, bathroom fixturesStructural Components: Roof construction, drywall, wood framingBuilding systems: water heater, electrical distribution, HVAC, plumbingInterior Construction: Wood flooring, stairs, ceramic tileThis engineering-based cost segregation study included the following methodology:Physical Inspection through a site visitDocumentation review including architectural plans, accounting records and construction documentsA cost analysis which utilizes engineering principles in order to allocate costs to their applicable asset classificationsCalculation of the depreciation schedule using MACRSAs a reminder, bonus depreciation started to phase out in 2023.

While there's a foundational curriculum, the plethora of bonus content and activities can sometimes feel like a lot.

Bonus that the rents are higher than the lower comps you pulled (double check because tenants shop around, so may be your comps were not equivalent). 

One or two gurus spend on average of a documented $100,000 a month in employee costs, taxes, office space, marketing and bonuses.

Having a parking spot is a fantastic bonus, and being pet friendly will open up your space to many more renters too.

KowalIf this is true a sound strategy is to get bonus depreciation to get as much loss as possible (which gets to reduce my pension income) and as much sec1231 gain (which becomes cap gain)

I have also experienced owners give cleaners a bonus for every certain amount of 5 stars they get in the cleaning category!

-Are you open to a bonus/penalty system, for the overall occupancy and financial performance of the property?

be careful of those offering to do these deals and wanting commitment money up front 95% of those will be fakes and will just steal your money.. you have to realize that gap funding behind HML is by far the most risky loan anyone can make in real estate .. so u may not have many if any takers on this unless your offering a big equity upside bonus and more of a partnership.