The cost segregation just defers taxes and cost a few thousand dollars to do.

What is the best way to present him with these numbers/data?

Norada’s promissory notes generate predictable monthly passive income transferred to the investor’s funding account via ACH,” ( Link ).Santarelli confirms these fixed, double digit returns in a detailed YouTube video presentation (Link, at 35:08).

How much deferred maintenance is needed? 

As long as you purchase at least as much as your net sale and use all of whatever proceeds are generated, you will defer all tax.

However, that presents a whole other slew of financial barriers in funding the repairs.

Charlie called back today and told he is waiting for court hearing and will present his findings, basically the same as you shared above.Regards!

Financially speaking the issue is that deferred capex will exceed cash flow over time. 

Last point, you also need to know how the presented track record aligns with current fees and waterfall.  

Use a 1031 exchange to defer taxes and reinvest in more lucrative, cash flow-positive properties or diversify into passive investments like syndications.Pay Down Debt: With limited cash flow, focus on paying off the HELOC or smaller mortgages.