Also if you have multiple units I send out an email blitz to all my tenants that I have a vacant unit located at XYZ Property and that I pay a $100 referral bonus if someone they refer to me ends up renting it from me.

Ive been telling my clients and myself that when interest rates are at decades highs its hard to cashflow in many markets but if you can refi in a year or so your cash flow will return plus you may be able to take advantage of the 100% or 80% bonus depreciation in the meantime. 

I received a predictive analysis which outlines a potential for $260,000 in bonus depreciation for my $1,425,000 property.

I guess currently a lot of times they value ADU's like pools, or workshops or other auxiliary bonus structures.  

, and claiming bonus depreciation against active income.2. 

You would owe $40,000 ($200,000 x 20%) in capital gains tax for a total tax liability of $71,818.Let’s say you elected to utilize a cost segregation study and bonus depreciation instead of using straight-line depreciation.

If the primary is converted to an STR and we move into the ADU, is it still possible to cost seg/bonus depreciate the STR? 

@Matthew BrownThe only two certainties are:1. cost segregation has nothing to do with your local property taxes2. cost segregation will not help you with your NJ state taxes, because NJ does not recognize bonus depreciationWhether or not it will help you with your Federal (IRS) taxes depends on a lot of factors that have to be evaluated by your own tax accountant and not by cost segregation companies.

These bills are "expenses" to an investor since they come back in the form of rent payments (with bonus money attached).In the end, this also shows the lie of your home being your greatest investment...it's not.  

There is no VA requirement of justification for buying a home, living there for 1 year or more, then buying another home with a VA loan using secondary/bonus entitlement and keeping the first home as an investment property.