A couple of my favorites are Opportunity Zone Tax Credits and Low-Income Housing Tax Credit (LIHTC).

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.

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%. 

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.

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. 

What innovative strategies are real estate professionals using to minimize capital gains tax on property sales?

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.  

Comal....the property tax has gotten crazy there.I just show with a single check.