Can't use bonus depreciation but could use accelerated depreciation and get most (not all) of my rental income tax free.

1) Who's paying real estate taxes?

I use the rental calculator all the time to analyze deals as well as some of the other features and then write off the costs as education at tax time.

Then get hit with the capital gains tax, but then when you buy second property and live in there 2 years and sell, do you get to transfer over the 2 years no tax benefit since you did not use it on the first property?

That's how the tax man see it.

Is your DSCR ratio greater than 1-meaning are you cash flowing (according to the lender's criteria of mortgage, property taxes and insurance (and HOA) if applicable).

Property Tax GIS system. 

In theory my only costs would be purchase of the lot + associated fees, taxes, and engineering services (which I could do a portion of on my own time). 

Mortgage payments, real estate taxes, utilities, property management fees, landlord insurance, and upkeep and repairs are examples of fixed expenses.

Expenses: Insurance is about $145/m property tax about $208/m (my guess, lowkey the property got tax assessed at $89k in 2022 and now its worth what it is now so I'm guessing $2450 a year).