To apply cost segregation to your 2024 taxes, you need to do it at any time before you file your taxes, not before the New Year's champagne toast.

To make it clear here I'm not talking about doing tax filing or similar legal tasks yourself by the way.

I admire that you've handled most of the filings yourself, but I’d prefer to take a more hands-off approach.

The OP would have to let us know if she worked through one of them though.The larger are well known TK resellers/marketing companies are:RTRHartmanreal wealthMaverickNorada Most of them also do other things than TK  and some of them are also principals in the transactions not just marketers. 

As mentioned elsewhere, breakeven on cash flow is not the same as break even for taxes.Let's make some assumptions:Rental income = $1000Mortgage payment = $400 - but $300 is interest and $100 is principalOther expenses (repairs, advertising, utilities, etc) = $600Depreciation = $250The above scenario creates a break even from a cash flow perspective, however the tax scenario looks like this:Rental income minus the mortgage interest (principal is not deductible) minus the other expenses minus depreciation looks like this:1000-300-600-250 = $150 LossIf your income is over $150,000, then you cannot deduct that loss, but you can roll it over to future years. 

I've done deed searches and look at different documents filed.

if yes then you got the answer, an appraiser will never come in with the proper value of A turnkey, because they rely on local comps even though those comps need much work and the principal is already done and cash flowing.2- These turnkey sellers usually purchase there properties for far below market value, if this is the case the appraiser might appraise for A lower amount due to the previous sale on the property.I don't know what turnkey seller specifically you are talking about of, but if their customers are happy then you got your answer, if their customers claim they were ripped of then you got the answer as well.

Know and understand what a closing statement basically is.. and who the true principals are in the transaction.. 

You may need to register as a foreign entity, file a tax return, and pay taxes in PA.

After one year of occupancy, refinancing into a conventional loan can remove PMI if you achieve 20% equity through appreciation or principal paydown.