I want to encourage my tenant to pay before the first, but not require it, so I stipulate an early payment bonus of 5%. 

Bonus question:3) How much time do you have to invest? 

Washer and dryer are a toss up, but it’s a definite bonus if they have access to hookups.

Whether the tax depreciation is all in the first year as a bonus depreciation from a cost segregation on a apartment syndication or an actively managed property, in first year or spread over three years, many ways to have that tax depreciation offset 401k due taxes. 

If you think this post should be in a different category let me know.My wife works part time (Monday - Wednesday) as an engineer bringing in about 60k a year.

As an added bonus, I'd like to share a funny quote from an employer I had when I was a teenager. 

The first property we've had for 3 years and the average expenses have been:Management: 11%Taxes: 9%Insurance: 4%Fixed expenses: 12% (water, sewer, trash)Variable expenses: 21% (repairs, maintenance, capex)The first four categories have been very consistent as you'd expect since they're relatively "fixed" rates.

@Steve ChanI assume you are basing this on a 9-5 job 41k plan where it is managed by larger companies like a fidelity.Having money grow tax free is always a bonus.

@Swati PatelThere is no such thing as taking partial depreciation.There are some items that you can do to accelerate/slow down depreciation but there is no such thing as partial depreciation.Accelerate depreciation = Bonus depreciation, section 179 expense, cost segregation analysisSlow down = Making an election to opt out of accelerated depreciation.Regarding whether or not you can utilize the rental losses to reduce your taxable income...It depends on what your adjusted gross income is.

I kind of see it as being treated in own category via SchE.