On the other hand, commercial properties have more opportunities to accelerate depreciation than residential properties.

I am biased since I work for a payment service that reports payments, however your landlord would be better offer looking into a payment service so they can collect rent online and have the reporting option for you.  

As everyone states, we can't count on appreciation but the sooner you invest the quicker that appreciation has the opportunity to start working. 3.

If so, any state or city where still opportunities are there.I am doing Brrr  in Tacoma area but deals are drying up.

All the online sites are so misleading, since they pull their comps from recent sales but never ever consider the features and amenities of any specific property.

I understand I am fortunate to have the opportunity to get a Masters degree but like I said, I'm not a student.

BRRR goal is to recycle your capital into other opportunities.

Having said that, you should relax and search for more investment opportunities, and keep an eye on the one you tried to buy. 

I would suggest doing it as a flat fee listing and not offering the selling agent anything, just use it as another place online for tenant/buyers to find you.

Hello Brad, I'm a local Realtor and would love to discuss the Merced Market with you and some great investment opportunities.