I know it needs to be placed into service in the year you claim accelerated depreciation.

To throw out the idea of using an entity to protect yourself because of some claim that it only works 50% of the time is dangerous imo. 

I feel like my response may be as all over the place as you claim your question was, but I hope this helps! 

Turns out my credit is not as bad as I thought I’m a 620 not good but not as bad as I thought the main thing holding it up is a complex collection from years ago of 33k for a travel trailer that my ex let get repossessed without letting me know however I claimed bankruptcy years ago and included that trailer so I don’t know how they were able to get that on my credit now.

The work around is to quit claim deed the title back to your personal name, refinance, then quit claim to the LLC.

25% for flood when creek rises, fire, non paying tenant, roof repairs, tree falls on duplex and insurance deductible is $2500, tenant puts toy down toilet and clogs main line, dog which you did not allow bites someone, disposal stops working, property manager 10%, property taxes increase because they see you did rehab or you changed the title, noise fine as tenant decides to become a drummer, trash bill, ants or vermin and you have to hire a exterminator, mold claim, planning department inspection fail, city fee as business, legal fees, CPA fees, insurance goes up, Imperial Beach business license and landlord permit/ annual fire safety inspection/gas co inspection $1500+, heaven forbit the Coastal Commission says you dumped foul water, to name a few

My next question would be, how long have you been renting out the upstairs and additional room, and are you claiming that income on your taxes? 

Most will not claim anything after 30 days and you can sell it.

Our other properties are STR in TX, which I really love but the tax on property is crazy in TX (yes... it is much higher if you have a rental vs. personal home - you can claim homestead if you live in the property).

If it's more than that, you can take them to small claims court for little cost and with little effort.