It's great that you've already consulted with an attorney, and you may want to continue working with them or seek the guidance of an estate planning specialist who can help navigate the specific laws in both California and Washington.Here are some general considerations regarding estate taxes and real estate investments:State Estate Taxes: As you've mentioned, Washington has a state estate tax, and its thresholds and rates can vary.

However, it can also be applied to residential rental properties, particularly those with multiple units or significant common areas.The Process of Cost Segregation:The cost segregation process involves several steps:Property Inspection: A qualified engineer or cost segregation specialist conducts an on-site inspection to identify components that qualify for shorter depreciation periods.Component Classification: The specialist classifies various property components, such as HVAC systems, lighting, and landscaping, into the appropriate asset classes for accelerated depreciation.Cost Allocation: The cost segregation report details the allocated costs for each component, allowing for a more precise depreciation schedule.IRS Compliance: The report should adhere to IRS guidelines and regulations, ensuring compliance with tax laws.Why Engage a Professional:While it is possible to attempt cost segregation without professional assistance, it's a complex process that requires expertise in both construction and tax law.

Either way, you certainly need to talk to a real estate specialist, not a general practice CPA.

The owner who is also a BP member buys where he recommends and finds local market specialist(Realtors, investors, Property managers) and brings his network to them.

He was my former colleague at DFI, then moved to Atlanta as a capital markets specialist for the FRB, then recently got transferred to SF in your office, and is on a dedicated or somewhat-dedicated un-named regional bank in FiDi. 

Their goal is to convince you that a basic vinyl replacement window that retails for $150 and that they buy for under $100 requires a masterful specialist's $350-$700 installation job to put in properly and safely.

There should be some substantial gains on the unit, both from appreciation and improvements so if there are ways to defer CGT if we should sell, that would be great.I'd love to hear from any specialists here on BP.Thanks!!!

I did get a much better loan offer from Augusta Mortgage, but would still like to talk to your money guy to get smarter and options from a true RE Investment Loan specialist. 

I also will bring along my self-directed 401k specialist to help educate folks on how to self-direct!

It's better to be a specialist because if you want to do larger deals the clients are looking for specialist and not generalist that tend to make mistakes.I am on the transaction side only as  a principal broker.Work to find motivated sellers with off market properties in good areas for commercial.