The city council and state legislature are not landlord friendly, but their policies that actively discourage development will continue to drive appreciation (which you shouldn’t bet on, but is a great bonus if you get). 

But it's not that way.... you hire a group of people, they get paid a commission to sell, and you, as the supervisor, get a salary and a bonus, based off of metrics, one of which may be department sales.

Obviously the market in Sacramento is not the most affordable ( but not the least either) and rent to price ratios are above both the national and historical average, so large cash flow potential is harder to find (I'll avoid entering the appreciation talk because my investment plan is to take appreciation as a bonus rather than a deciding factor of a deal).

You can front load but it's worth distinguishing the year depreciation is allowed and the year the taxpayer benefits from the deduction may not coincide.Amounts suspended could mean cost segs paid for don't actually accelerate some or all of the bonus depreciation.Depreciation would be less if the depreciation is allowed and deducted earlier, meaning a higher chance for income to creep into higher tax brackets as the depreciation was already taken.

So my sound proofing is focused in the second floor/ceiling of the first floor.For soundproofing, I do the following;1) I am mindful to seal up all of the second floor subfloor penetration.2) I installed 3" thick mineral wool (Roxul or Rockwool) insulation between the floor joist directly above the sheet rock.3) I use resilient channel to hang the ceiling drywall, which is 5/8" thick (per code for fire barrier, but is a bonus for sound).The above does a good job at reducing sounds like TV's, radio's, talking, etc.  

Anything over that each month goes into a special account as a bonus to myself, maybe for a vacation.  

And as a bonus building codes are ultimately decided by the local community.  

I also invest for cash flow and consider appreciation an "added bonus."

How about doing exactly your plan witha $100k bonus by changing just the 1st year's plan?

Your joining bonus can pay off almost all your student loans in return for 3-5 years of your life, while making $70+k/year (O1) with no cost benefits except for dependent dental and life insurance.