Some techniques that worked a decade ago no longer have the impact they did due to the number of people that are buying mass marketed lists and blasting out cards and letters that are machine written.  

Many years ago, there was someone that had a technique of doing this which didn't violate the due-on-sale.

There are more hoops you have to jump through with inspections, building techniques and building materials.

And that's not to pass judgment on you or others who employ leveraged techniques to investing in real estate.

Quote from @Marty Neville: Just reviewed my transaction history from my bank which confirmed my property manager has not distributed rent for 12 months, I have requested a full disbursement.

Including 50% penalty, forced distribution, and if those are pretax funds you'll also add the remainder to your earned income from the year and be taxed additionally at whatever tax bracket that puts you in.

The time I release money its stop earning interest from the previous source until the first distribution of course.  

How this usually works in practice is that one partner owns the bookkeeping process and distributes monthly financial and rehab reports to the other partner so that they're both in the loop without the other partner having to log into QBO. 

There are a number of guidelines the IRS has for performing a proper cost segregation study (which will pass in the event of an audit) Here is the link to that list on the IRS website:Cost Segregation Audit Technique Guide - Chapter 4 - Principal Elements of a Quality Cost Segregation Study and ReportI have never seen a DIY before, but I'm sure people do it.Depending on the size and type of your property the fee for engaging a qualified engineer-based firm to conduct the study can be as low as $3,000 (lower in certain cases), and the significant benefit created well outweighs the minimal costs.

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