I always run the numbers as a LTR to be safe. 500k is steep for a duplex but it all depends on what each side will rent for.

For example, before he switches a policy from short term rental to long term rental he wants pictures.Is it normal?

If the study identifies significant short-life assets (5-, 7-, or 15-year property), you may be able to take bonus depreciation (currently 60% in 2024, phasing to 40% in 2025), which could offset taxable income, including potential boot taxes.Key considerations:Cash boot: If you didn’t reinvest all cash proceeds, the IRS considers the leftover amount as taxable gain.Debt boot: If your new property has a lower mortgage, the IRS views the reduction as a taxable benefit, unless you offset it by adding additional cash.Cost segregation: Accelerating depreciation reduces taxable income but does not directly offset boot taxes.

I first like to short list based on numbers and then deep dive.

Here's the problem I'm running into- when I look at AirDNA data for average daily rates/bedroom in a particular market, the numbers seem way higher (20+%) than what I see when I cross reference listings on Airbnb and VRBO, which obviously changes the equation significantly. 

If you run into a situation where a home is not selling for some reason let me know, when buying on terms I can typically pay full price.

By no means does he just take your money and leave you hanging!!!

There success inspired me to look at RE as both a short term and long term investment.Turns out there are many successful investors in this area.

I think that's a nice amount of money for their work.

One way to save some money, especially if you are local is to split the job.