Often they like to ultimately buy their properties and will pay over market value so they don’t have to uproot the established program to stay in the home they’ve been renting.

I am looking at 1031 possibly or just fixed refi/or use my heloc for the time being on a value add for a building 10-40 units (market dependent on price). 

You can get REPS status regardless of how you handle depreciation.Straight Line Depreciation - This is taken 27.5 years on residential and 39 for commercial.Accelerated Depreciation - This requires a cost segregation analysis so you can divide the total value of the building into 5, 7, 15, and 27.5 (or 39) year depreciation buckets.  

Thank you for your response, I truly value your time and expertise.

Last year, I purchased a SFH under market at 7.65% interest rate and did some rehab to up the value.

Suburbs like Sandy Springs, Roswell, and Alpharetta are popular for their strong demand and rising property values, while areas like Southwest Atlanta and East Atlanta offer more affordable properties with solid rental yields.

Trulia and Zillow value it at $240k.

Here, to find properties under market value is seems not possible and, cashflow is very minimal and, I see equity is the quickest way to get out and, invest in another property. 

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

Didn’t get any value from it due to not being able to be on almost all the zoom calls due to my job.