That can be fine if you have generous rental increases in the primary term to have a great cap rate down the line to sell.If a developer is amortizing TI into the deal with above markets rents AND they gave the tenant only something like 1% annual increases then as the years wind down you would have a tough time selling that asset under those lease terms.The goal in worst case scenario would be to make cash flow passively off of the investment in the primary term.

The Bonus: I am protected for life and I can go to bed better knowing that if I am no longer here, a good chunk of investment properties can be paid of for my family to enjoy and use for the rest of their lives. 

PMI cost can varies depending on the price of your home, but a few hundred bucks saved a month is still a huge bonus! 

A BONUS, is that Google loves that your traffic loves your site and you will be rewarded with the #1 ranking spot on Google.NO ONE does it this way, and this is why my results are unheard of.

Arv is 535, generously.) if you’re going to make a go of it here be prepared and able to take a monthly loss for 3ish years, at least.

These items are usually capitalized and depreciated over time (there's also bonus & 179 deductions), but just be sure you aren't improperly including these as expenses.Also @Paul Allen is correct that you will have all passive losses suspended unless you can qualify as a real estate professions.Finally, remember that the year you sell, you get to take all passive losses that have built up.Be sure you talk to a real estate CPA or accountant who can help you with TAX PLANNING, as most of the tax saving opportunities happen during the year.For instance- the day you start advertising rent is very important, as a lot of the costs after can be expensed, while as most costs before are capitalized.

With some automation I could knock it down a significant amount but I want that bonus depreciation to offset my income so I'll worry about that when I scale. 

The income limits are very generous. $282k in Alameda / Oakland, $211k in San Diego, $223k in Sonoma, $202k in Sacramento... and they hate Hollywood, because in Los Angeles borrower income is capped at $180k.The reason it edges into real estate investing territory is that it only has your standard 12 month occupancy promise.

The newer baseboard heaters seem to work very well and the added bonus is that the electric is paid by the tenant.I personally installed electric baseboard heaters in a single family property that I owned. 

Yes you are right I would be able to depreciate less in the future given the initial cost segregated bonus depreciation, and perhaps even start making accounting gains.