What will happen to tax rates if/when this occurs?  

No harm in asking. 

After money printing it takes time for inflation to occur so I see nothing wrong with hording cash the next year or two as inflation will be low.

In fact, cost segregation can really ADVERSELY impact a sale due to the depreciation recapture that occurs at sale. 

Depending on the length of time held prior to 2026, there are basis step ups that occur to reduce the gain recognized in 2026, max of 15%, but note that the first of these time slots ended in 2019 (7 years), so at this point that reduction would be 10% if invested for 5 years by 2026.

Lenders understand to add-back certain items.Lenders normally add-back depreciation.If you have a larger than average repair expense for the year, you can notify your lender a portion of it is a one time expense and won't occur next year.

I use a company that rhymes with Great Harm and my wife's uncle is our agent. 

Make sure the attorney has history (ask them) with writing PSAs, not all do.You can get a standard PSA by fishing, but each situation is unique and 90% of the time the buyer crafts the PSA so you have the opportunity to protect your interests against "eventualities" that may occur.

The current measure PROP 21 is very similar to a previous measure that was soundly defeated in 2018.However, the current proposal seeks to deftly exploit the ongoing Covid-19 economic crises notwithstanding the numerous financial and operational hardships already being borne by the landlording community.Therefore it's vitally important that the landlording community (in all states) recognize these harmful initiatives and the nearly universal long-term counterproductive effects that they have had in practice.

Just ask your buyer what the highest percentage is before not considering a property a deal.3) Take the reduced answer, subtract your rehab approximation.4) Subtract your expected wholesaling fee.5) Subtract 3% for closing costs.The answer ordinarily would be your maximum allowable offering to the seller, but because an agent is involved (and need to be compensated, along with your fee, in addition to closing costs)...you will need to negotiate well to produce something that can be called a deal if the current ‘Sold’ comps are not tens of thousands above your closing price.The more ‘tens of thousands’ above the total closing costs the better for a deal. 6) Because your agent will be using a standard contract, you will be asked about a closing date....you can just ask your buyer how fast a closing can occur if needed (before speaking with the agent to complete the purchase agreement.)7) You will be asked how much of a down payment you want to offer in the agreement.