Ultimately this is not my burden and what ever happens does not affect me financially, but I still find myself up at 2am wanting to find a way to help her if I can, even if it's just providing her with a solution/way out.A little over a year ago, she took out a New Construction HML for her first Real Estate Investment project.

Some major pending (and potentially retroactive) tax law changes made it through the house. 

These deals will be more passive and you can still get the tax benefits of owning real estate, plus debt paydown and appreciation.

When you do a cash out refinance you pay no taxes and if you put 75% down your rate is going to be in the mid to high 5% right now.

It's worth considering my tax position if I were to finally close late in 2025 at 40% bonus depreciation or 2026 at 20%. 

I don't feel confident enough to buy out of state and the property taxes/interest rates/home prices are so high anywhere around me.

Property taxes are high in NB, but there is still money to be made.

I am self-filing my taxes through TurboTax (extension in Texas due to ice storm) yet I can't seem to locate where or how I would apply the cost segregation numbers to maximize the tax advantages.  

Don't forget the other expenses of being a homeowner over renting: property taxes, insurance, water/sewer, repairs/maintenance.

Thanks If dad wants to take it out, it would be taxed. you can convert it to Roth but it does not make sense as you will pay taxes on the conversion.