A cost segregation study will help maximize these properties depreciation expenses in the early years.

This is a tool that some of our coaches use, showing an overly extreme example to prove how the Income Snowball still works, regardless of the interest rate.

Lot less multifamily which is why I haven't bought but it is where I grew up.Make sure you study the eviction laws, I believe tioga County (but could be a different close county im not sure) my lawyer told me that you now HAVE to pay to pack up an evicted tenant professionally and store it for months at your own cost if they leave their stuff behind.

Here's an article with additional FAQs on cost segregation studies that you may find helpful and should answer some of your questions above. 

He may have to eat those additional expenses if he can't prove he had approval prior to doing it.c.

Prove to us by your actions, not your words.  

Especially if your profits are less than the Ex can prove she received.

Study the market.

I do not desire to be a flipper.Because the rent to value is at all time worst (according to 2 recent studies) and because San Diego is a poor cash flow market, better cash flow is available in other markets for new purchases compared to my market. 

Study the market.