Once they've proven themselves, consider gradually increasing hours, offering incentives (i.e. bonuses) then lastly, increasing the hourly rate.** These are all rough #'s.

As a bonus, you can use it for your personal record keeping as well.

I am planning to perform a cost segregation study on the STR's I have purchased to take advantage of the bonus depreciation rules currently in effect to offset the tax consequences of leaving some $$ on the table coming out of my 1031 exchange.

The appreciation will be an added bonus and since you can not predict it and control it, do not account for it.

Can I do the analysis on my LTR as well this yr in order to use  up the 80% bonus deppreciation allowed for 2023?

Make sure to verify all types of income with paystubs (or signed offer letter), bonuses, and 1040 or W2/1099.

If we don't invest it and take advantage of bonus depreciation or 179 deduction/depreciation, then we'd be paying significantly more in tax after the income passes through as schedule K income and we would not be getting the maximum amount of benefit that we could with a sum of money like this. 

Cost Segregation just analyzes what you purchased.You don't do a cost segregation on items after purchase because you know what they are and can determine whether they need to be depreciated over 27.5 years or a shorter time period, in which case it would be eligible for bonus depreciation.

Did you take any bonus deprecation at any time? 

Per code, as-of-right, a building with a CMX-1 zone designation is permitted a maximum of two or three dwelling units (dependent on lot size) plus any applicable housing density bonus pursuant to section 14-702(7).