If it is a good deal then the right person will be willing to look at some private money options or even look to structure a partnership where they bring in the capital and lend-ability and you manage the deal for them.

Is it 6 years even if we get a quiet title after we get the deed?

It can often take years to resolve and may require you to hire professional assistance (even if the cost segregation firm claims they offer audit assistance).Here are some qualifications that you should look for when hiring a firm:In-house engineers: The best firms have specialized engineers on staff, not just hired contractors.

A 401k loan is not cheap capital, even though it is frequently and highly recommended quite loosely here on BP.

I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23DSCR lenders generally let you vest either individually or as an LLC.

Frankly from my limited experience, it seems different to even meet the 1% Rule much less the 2% Rule.

Is a cost segregation study even necessary to get bonus depreciation?

June and July look really good so far here, and even August is up YoY. 

After searching for the 3 month, they could not find even a single 3 bedroom place that was less than $750. 

BiggerPockets also has a calculator you can use to analyze deals and I highly recommend you start this as soon as possible, even if you are not ready to buy.