The landords are demanding me to cover the damage (which I know I should do) but they are going to the most expensive auto body shop and are just giving me crazy expensive quotes.

A good realtor is worth their weight in gold.

We were (somewhat) fortunate that a friend discovered that he had passed, and by the time we were notified, the medical personnel had taken his body and the friend took the cats that were in the house.What followed was a whirlwind of issues.  

Also, the geogrid disburses the weight load of even concrete trucks across the roadway versus just where the tires are, making the road stronger, even with less rock. 

It takes a a tremendous weight off your shoulders!

Again, it varies a lot in tax's impact very specific to the specific person and there situation, so one must do analysis specific to them to find out exactly what the weight of that impact is. 2nd is the life positioning, if one's needing to GROW a portfolio, or in the post-growth phase which I call "Dividend Time". 

And I agree with you that you don't need to live near large bodies of water to get flooded.

(And even long-term rentals could if your income is low enough, and it might be.)In considering cost segregation you need to weight these factors:- the size of potential tax loss it can create- the tax savings such a loss might create for you- the cost of doing the study- the DIY option https://www.biggerpockets.com/forums/51/topics/1136752-expla...- the fact that the tax savings are for on year only  https://www.biggerpockets.com/forums/51/topics/1075919-five-...- your plan of keeping vs selling this property- your overall financial situationIt is possible that the CPAs you talked to were not real estate specialists, and then they are not the best advisors for investors like you.

If you want to build a team, understand how they work and either work with them or find someone else . . . . a good team is worth its weight in gold so don't piss them off.

LLCs are cheap in most states, (not all note California) and not all states give the same weight, but all states give some.There are still drawbacks to using LLCs, like more difficulty in getting loans, or higher interest rates, annual filings, keeping minutes, etc.