If I improve the quality of the unit and do cost segregation for bonus depreciation upon purchase, I gain the benefit of the larger tax write off in the short term and still pay no cap gain taxes upon sale at the end of the 5 years.

Anything above and beyond, that may come from raised rents, I would like to look at as a bonus. 

While many here are experienced investors and probably know a lot of this I am hoping some of this basic information will help new investors get off to a better start when seeking funding.Personal Information Always have ready- last NOA showing no taxes owed, if using commission, bonus, overtime income, or are business for self 2 years NOA so an average can be used.Collections should be paid off, if a previous bankruptcy occured have your paperwork ready.Credit utilizations plays a major role in your credit score and your ability to get funded.

Funny how that works.The latest round of stimulus allows a Landlord to apply on behalf of the renter.

Round rock, Georgetown just north of austin might be good to look into.

Property appreciation is around 2% (i'm just rounding numbers) Are there alot of rental demand?

I'm not from their and can't speak to the laws but maybe you could charge a one time fee equal to the deposit and then give them a bonus upon move out (equal to that of the deposit) upon move out if all is satisfactory could be a work around would have to talk to a lawyer

If this product or service provides mailing assistance that would be a bonus.  

It would put 2 bedrooms upstairs with a bathroom and still have 2 bedrooms downstairs with a bathroom plus a bonus room (loft) and an extra living area.

It' been getting better, but Idaho was known for a while for people throwing together "discount" PM companies, spending a year rounding up a few hundred management contracts, collecting deposits and then disappearing in to the ether with their tenants and clients money.