Honestly, we should have been easy clients - we came to him with a plan in place wanting his help on claiming REP status, setting up a cost segregation for a rental property bought and functioning in 2022, so that we could file for 100% bonus depreciation for that tax year.

Cool older place to live a super bonus.

Do you know if it is possible to do the cost segregation and bonus depreciation if I non-resident of the US?

Unless he is giving you the actual invoices to pay yourself ( how i do it )  Myself we pay all invoices and GC gets a set fee and a profit bonus.. 

The only thing I’m hesitant with is their monthly income being 2.7x the monthly rent (plus 5-10% annual bonus which brings it closer) been following the 3x the monthly income qualification.

I recently spoke to a CPA with real estate experience and they have an added bonus of being a financial advisor which can certainly be helpful to me. 

Using Facebook lead forms can streamline information collection.Door-to-Door Sticky-Note DeliveryI hired a woman to deliver my sticky notes, paying per piece delivered and offering a nice bonus for every home I purchased from the sticky notes.

If a primary residence is converted to a long-term rental property, can bonus depreciation still be claimed in the first year?

I like to keep it simple and depreciation/tax advantages are just a bonus.

And a bonus tip, get black out shades and mention them prominently.