Second, for you as a taxpayer you need to evaluate if your tax situation (e.g. property type, tax profile, material participation, etc.) will allow you to leverage additional losses generate from cost seg to optimize your taxes. 

The banks paid it all back and billions in excess... and taxpayers "won" economically.

Does your mortgage include your property tax payments?

Now you have (a) shifted persons for a net gain because what would have been 100% tax payer funded is now at least partially private sector financed.

RISKSPrivate Letter Rulings There are three (3) Private Letter Rulings (“PLRs”) that address this Advanced Improvement 1031 Exchange structure/strategy, which are as follows: Private Letter Ruling Number 2014-08019Private Letter Ruling Number 2003-29021Private Letter Ruling Number 2002-51008The PLRs can only be relied upon by the individual taxpayers that requested the PLRs.

In my experience, 75% of the time, the tax payer doesn't have a large enough liability to justify the accelerated depreciation anyhow- depending on your income and tax bill, it might not matter at all.

Add Probates to your mailing campaignBuild a driving for dollars list and leave a note on the door, track them down, mail a letter to taxpayer address and call them if you can find a number.In todays "up" market, marketing responses typically decrease since sellers are getting pounded by everyone, they can just put a FSBO sign out or CL ad and get callers. 

It can be done ethically, but you need safeguards to confirm mortgage & possibly property tax payments made on-time, as well as insurance with you protected.- Also, you need a legal way to take back the deed if buyer defaults!

The dwelling unit is owned by the taxpayer for at least 24 months..."

The appraisal district shortly thereafter corrected the tax allotment “anomaly” between the two lots, but the investor never made a tax payment and eventually lost the lot to a tax foreclosure.