It's not a panacea and it's not for everyone but for the really outgoing who want to get with people to do deals and don't need heavy defined how-to-content will get way more value than the cost. 

At least in how I define it.  

If any portion of the building or structure is occupied by the taxpayer, the gross rental income from the property must includes the fair rental value of the unit occupied by the taxpayer.IRC 168(e) defines a dwelling unit as “a house or apartment used to provide living accommodations.

The tax law does NOT define specific requirements or standards for cost segregation studies, and neither does the IRS.

To start investing in rental properties, define your investment strategy, such as house hacking, buy-and-hold rentals, or flipping.

Isn't wholesaling defined as selling a contract?

Have you defined any of the nuances to your strategy of a long term rental?

Are the benefits worth the risk.Additionally, everyone will define exactly what OPM is differently.  

With a small number of properties cash-flow is VERY inconsistent, especially depending on how you define it. 

This is not a "real estate rental income" activity as defined by the IRS, so whether you are a REP or not, you can take this benefit.All of this is separate from a QOZ Investment, which would require you to first recognize a capital gain from another source (say a stock sale), invest that gain, hold it in a Corporate or Partnership structure (likely partnership), meeting the substantial improvement qualifications of being a QOZB, and then yes, you get to avoid the depreciation recapture at the end of the 10 year hold period, at least for the portion of your investment attributable to the original gain that you invested in the project.