I'm currently living in Tennessee and travel the state east to west several times a year.

Take the time, energy and resources you are allocating towards this and refocus it on the underlying real estate.

Bonus depreciation is just a special part of the US tax code.It allows you to take accelerated depreciation on portions of your property depending on when an asset is put into service.At the time of this writing, you can write off a huge portion (60% in 2024) of many qualified components that have a useful lifespan of 15 years or less.That means a certain percentage of things like landscaping, sidewalks, latches, appliances, fences, certain flooring, etc is depreciable in year 1.The bonus depreciation rate percentage changes yearly depending on the administration and the tax code.For years 2015 through 2017 first-year depreciation for all the items on a 15-year schedule or less was set to 50%.It was scheduled to go down to 40% in 2018 and 30% in 2019 and then 0% in 2020.But then Trump got elected, and he enacted the Tax Cuts and Jobs Act.That moved the bonus depreciation percentage to 100% from 2017 to 2022.In 2023 it went down to 80% and it’s currently at 60%.Depending on who gets elected again, 100% may be back on the table.Only time will tell.We know that the US government wants to incentivize more development and ownership of RE.They want Americans to continue to build and maintain our physical world.That’s why real estate is one of the most tax-advantaged assets in the US.Depreciation and bonus depreciation for RE are very positive and will likely continue in the years ahead.

There were some challenges along the way with the lending process but I was able to provide all of the documentation required and close on time.

What do you think, is now a good time for CRE investment? 

Its usually best to go the permit route when adding bathrooms ect but comes at a cost time/expense wise. 

We have someone come in to try and earn our business at least 3 times a week and a host of phone calls.

Given the large time I already put in, is there a way to force the sale with the U&O in place?

But to answer your question, yes each time you refinance, there are closing costs.

I did look at some of the material participation criteria and we should easily surpass the requirements since we pretty much spent time improving the home ourselves, managed all guest communication, etc.Thoughts?