What I’m thinking is would I be better off just investing $100k as a LP through a reputable syndicator to get easy bonus depreciation upfront, or should I continue to do what I’m doing and just hire someone to do a cost seg.

As long as you won't lose money every month if prices and rents drop 10-15% overnight, you will likely be safe if you also have generous assumptions for vacancy, maintenance, and Cap-Ex.

Great bonus tip!

I make $500k a year in base and bonus, and I will likely not save anything other than my bonus at year-end if I do this.

Another (hopefully unneeded) bonus: if you royally screw up, the market tanks, and you are forced to sell, you probably won't be underwater on your loan.Don't consider this advice, just a personal anecdote from a newbie investor in the Triad area (Winston Salem).

Consider submitting with few concessions and generous terms like no seller paid closing costs and higher earnest money.

IIPR (MJ distribution/growth, but not retail) has been a home run.Some stuff like senior housing has been hammered and reduced dividends, however, I think we've gotta be near bottom and Biden will prob be a lot more generous with Medicare money.Other stuff like office (who know what happens with absorption post-Covid) and industrial (getting over-priced), not my specialty, but plenty of more knowledgeable opinions than mine out there.

As an added bonus you've got a larger free and clear property that you can refinance later if you want. 

Can I buy a boat with a loan now and use the bonus depreciation to write the entire amount off against long term capital gains on timber sold in 2020 😂

Thank you for being so generous in sharing all of your experiential wisdom!