Bonus depreciation and Section 179 allowances for improvements can be utilized, with the latter, however, capped at zero to prevent negative losses.

DIY Cost Seg had nice functionality for adding any improvements you made to the property by category (HVAC, Electrical, etc.).

I'll soon be getting a HELOC (150-190k) and can also take out a 50k loan from my 401k and around and 50k+ cash.

That leads me to where I am now - a conventional rehab loan.

I would just make sure that you can qualify resi/commercial financing on the back end so that you don't get stuck in the hard money loan.

I am huge supporter of agents and the industry (and there are areas for improvement).

Should the $10k loan be a lien on the house?

I'm a veteran  could I use my VA benefits 🤔 or FHA loan recommended? 

For example, my first property in Seattle was a $350,000 property, separating the land value ($150,000) from the improvement value ($200,000) enables an annual depreciation deduction around $6,000 over 27.5 years.

Loan size?