That resolves the issue 9 times out of 10.

The issue with section 179 expense is that you normally have to operate at positive income.Under most circumstances, bonus depreciation is better since you can take bonus depreciation even if you operate at negative income. 

Hi Jonathan,Jay’s Fencing (209-847-3992), Elite Iron Fencing (209-968-6685), and Fletcher Fencing (209-662-8298) are solid options to get bids from and compare.I also offer consulting services to help clients navigate projects like this—whether it’s evaluating bids, ensuring the scope of work is clear, or helping you avoid potential issues during the process.

I have issues with numbers all the time here, mostly to do with impending property tax increases, so it would be nice to know this too.

If it is only one flip for now, I suggest you find a CPA just to advise you on State filing requirements, ensure you are claiming all write-offs and issuing 1099s, etc.

As such, getting a Section 8 tenant and subsequent delays has not been an issue. 

Whenever I am having an issue with financing, I normally reach out to local institutions.

@Kash Tacke I'm a big fan of ADU's in general especially here in the mid west, yes you could potentially be on the front of the wave, but housing density is the solution to the affordability issue, anytime you are investing with affordability in mind is a great strategy to me, and sound like there are some incentives or at least supporting winds form the local city, that in itself seems like it would be worth at least approaching an architect or contractor to bid up some plans or concepts to take tot he city.  

However if you are doing it with a conventional loan, you will definitely run into underwriting issues if that is noted on the appraisal. 

The issue I see with your $500 allowance is that in some seasons they will definitely be seeing a big cost.