Because of material participation (I self-manage)/bonus depreciation/cost seg, we’ve been able to get all of our taxes back both years so far.We cannot keep going the way we have for two years, so that’s not an option.

If you decide to do this, make it a one-off or no more than a few months like a bonus incentive to sign but it doesn't last the length of the lease.Best of luck to you, Paige!

The downstairs has 2 bed, 1 bath, and a bonus room.

It is a 3/2 with a converted one car garage that is a bonus room. 

The right loan officer can calculate all of this for you and set you up for success not only now but for future properties too.And as I mentioned, you can not only use your VA benefit for 1 property, if your purchase price is low enough, you will have secondary/bonus entitlement to buy a second property with a VA loan.

As I can't quite tell if the cleaner did not fully restock (I ask the cleaners to be generous with the restock), I'm leaning toward covering all the extra charges ($300 worth if I include the extra time our hot tub maintenance person had to put in to restore the tub/water) but leaving them a 3-star review, knowing they may push back in their comments. 

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.

However, there are some restrictions that apply, you'll want to look for details on "bonus entitlement."

In addition, make sure the Realtor is full time, and has experience with Investors, and a bonus if they have investment properties themselves.  

What a cost segregation study does is it analyzes a property and breaks out the depreciable basis of the property to more than just building and land.It will try to identify assets that are eligible for 5, 7 or 15 year asset lifes which would be eligible for bonus depreciation.Whether a cost segregation study will help you depends on your tax situation.High level, it will help you in two situations1) Your rental property is active and you can offset the losses against other forms of income.2) You have a lot of passive income and you want to increase your passive losses to offset your passive income.Best of luck