Disclaimer: I am studying right now for my NY real estate exam, but will primarily be investing in NJ.

if you have photos and can prove the burn mark was not there then I would charge them 100% of the cost to refinish that section or a portion (a %) of a new counter.

So, a disgruntled investor in a properly done Reg D offering would have to prove fraud or failure of fiduciary responsibility to be successful in a lawsuit while in a private offering relying instead on the general exemption the burden of proof would include many other charges, such as non disclosure, inappropriate investment, due diligence failure, etc.

If I am planning on selling within a few years, would it make sense to try to sell in a year where I have a lot of accelerated depreciation expense due to utilizing cost segregation studies?

Definitely study the requirements for an FHA Loan like a book and make sure to set yourself up for success.

Finally I made some changes put a big glass door and made it a study room and listed the house back on the market as 3/2 that's when it was sold. 

When I tried to push back the utility company said to prove it was a misreading, pay the balance or water would be shut offContractors/tenants - when I purchased the place it was occupied and then covid hit.

I am interested in doing a cost segregation study on one of my properties.

You may be responsible for yard care, trash, and water.If there is no water, the city may condemn the house, prove the house to be a nuisance, and order it to be removed, all of which will be on your ticket.

That is approximately what you could get in taxes you would not have to pay now or in coming years with a good engineering-based cost segregation study on this property.