I bought quite a few SFRs in Madison MS that all qualified and I promptly got audited. and of course my CPA could easily prove I was full time and qualified for the deduction.

Get a cost seg study done.Once you convert your primary residence into a rental, you can get a new cost seg study done and take bonus depreciation to offset the new rental income.5.

To begin investing in real estate, learn first, set financial goals, analyze finances, study markets, make friends in the field, get a loan, start with small properties, check all details, plan how to manage them, and choose renters carefully.

If you can prove he is living there (which can be difficult), you can then serve her with a notice to quit based on your state's laws. 

The banks proved to be nightmarish.

I had to prove that my credit score was acceptable, that I had not only good references from my current landlord, but the 2 previous ones.  

Eviction in this county would not happen in the winter.I've never had to prove a smoker in court, so I can't guarantee results.

I did have a buyer try to purchase my property but I would have to do seller financing and with my current mortgage on the home, it proved to be difficult, and would much rather do a cash sale to avoid more paperwork as well as still being connected to the property based on the terms set.

Had not done a cost segregation study when I purchased these two homes, but understand you can calculate a value  to write off so you are not depreciating two roofs...using salvage value or producer price index.

Tenant PotentialRental Market: Study local rent prices to understand what you can charge.