I'm looking to bundle them and 1031 exchange them into a larger property.  

Wanted to know if landscaping is a tax deductable expense in general and if it differs when one unit is owner occupied.

So it all starts with yourself and your spouse first.

Real Estate Investing can be an exciting and rewarding venture, offering the potential for significant financial returns and the opportunity to create wealth over time.

Good luck with everything and let me know if I can be of any help.

and why are they needed in this deal?

A cost segregation study is a strategic tax planning tool that separates the assets that have a shorter useful life and can be depreciated over 5, 7 and 15 years from the residential rental property or nonresidential real property that are depreciated over 27.5 and 39 years, respectively.

In 2023 I bought one house, invested in one syndication, and focused on fixing up existing properties. 

And all suppliers and subs are current as is the customer .  

But it is very risky and you can lose all of your properties if things go wrong.