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.  

You also get the added bonus of not paying taxes on gains as long as you live there for two years.

Ultimately, I see myself investing not necessarily for cash flow (although that would be a bonus) but more so for appreciation where I can then sell it closer to retirement.  

Bonus is my lease states if they break the lease they loose the deposit and I would include the extra 600.  

A bonus in Ohio is that you will currently get a Small Business Tax Deduction on your state taxes, for up to 75% of the first $250,000 in business income you report on your Ohio personal income tax.