I would also add a bonus at the end that is directly tied to the profit on the property, maybe 5% or so.

I did a cost segregation study in order to take advantage of bonus depreciation and I have  a couple questions.1.

What does bonus depreciation do that 1031 won't? 

Bonus...you may be able to structure a 401(k) plan that provides a higher match for certain classes of employees. 

People who do that are looking to “get rich quick”, they'd better off going to a casino and putting everything on red.

We've had clients change their offered commission numerous times during the course of a listing thinking it would make a difference - our experience is that above 3% or with a BTSA (Bonus to Selling Agent) it doesn't have a measurable difference - the Buyer is generally in control and pushing a client towards one home or another based on your payday may land that agent in hot water later.

@John Smith, 1031, death, a charitable remainder trust, possibly a 721 upreit (although that only acts like a 1031 and defers temporarily),  and possibly a sale and a purchase in the same year where you cost segregate the purchase and take whatever bonus depreciation is available (again though a weak substitute for the 1031 exchange).  

It reminds me of executives that drive a company in to the ground and still walk with their $40 million dollar bonus. 

The selling option on a short term property, for me, is paramount to going to the casino. 

Secondly, if this strategy qualifies for the STR loophole, would I further be able to run a cost segregation study on the unit that I plan to STR, in order to take advantage of bonus depreciation?