Does it make sense to offer an additional bonus (let's say 5K) if they are able to negotiate for $1.1MM on top of the usual 2.5% - 3%?

Bonus points if they themselves are an investor. 

I made the mistake of buying his book with "12 hours of bonus video content" that is basically Pace talking about each chapter of his book as he drives around to some of his properties.

The study identifies with forensic engineering detail the immediate Bonus Depreciation 5, 7 and 15-year personal property class lives qualifying portions of a building that are normally buried in 27.5 year residential or 39 year commercial categories.

Can we use 60% bonus depreciation on this or no?

The loans on a house hack are going to be some of the most favorable ones you can get since it is considered an owner occupied plus you should be able to get a first time buyer bonus of some sort. 

My CPA got upset when I told him that he was wrong.Also, lets say that John does a Cost Seg (bonus depreciation) on all homes in 2023 to increase the loss on all properties combined from $300K to $600K(for example).

Finally, consult with a CPA and have them review your situation, plus ask for a recommendation on whether to do a cost seg and which cost seg company they recommend.For a property placed in service in 2024, 60% of the value of personal property and land improvements identified in the cost seg will be bonus depreciated in the first year. 

Which means more $$$.The bonus of ductless split systems is you can chose heat pump style or heat recovery.

(d) Any one entitled and desiring to redeem shall be granted a credit as against the amount of money required to be paid for redemption as follows:(1) For all timber cut or sold on the land by the purchaser or his or her transferees, during the statutory period of redemption.(2) For any oil and gas, minerals (including coal bed gas), sand, and gravel, taken from the land or sold, and for advanced royalties or bonuses received by the purchaser or his or her transferees, during the statutory period of redemption.(3) To the extent the value of the property is diminished when any structures or buildings are changed, removed, demolished, or destroyed by the purchaser or his or her transferees during the statutory period of redemption.