This is just for the living, dining, hallway and a bonus front room.   

We are cost segregating our properties to achieve the maximum depreciation possible under Section 179s bonus depreciation regime. 

@Pierre E.BiggerPockets features several nationwide providers of this service:  @Bernard Reisz, @Yonah Weiss or @Julio Gonzalez will be happy to help you.Make sure to read this: https://www.biggerpockets.com/forums/51/topics/1075919-five-common-myths-of-cost-segregation-and-100-bonus-depreciationand this:https://www.biggerpockets.com/forums/51/topics/831924-beware-how-cost-segregation-is-sold-to-you

He seems very knowledgeable and has been very generous in sharing his expertise in evaluating a potential deal.

I would even be open to a partial partnering or offering a bonus depending on performance.

Have an operating agreement, by laws, minutes, ect.Keep business and personal money completely separate.Pay yourself a salary (if possible), bonuses, 401k, insurance, and anything typical companies do for their employees.All your contracts should refer to the “company” and not his, hers, or anything that could be related to the single owner.If you keep this separation clear and consistent it should be hard to pierce the veil and if you get audited (I believe some of it is random so you have no control to a point) then you should have all your ducks in a row. 

I'm looking to engage with someone to advise approximately what can be built in terms of square footage, unit count, and approx cost per sq ft to develop based on the the land and property characteristics/grading/zoning and if there are any LA density bonuses I would qualify for. 

This home has a bonus room that was converted into two bedrooms by constructing a wall in the middle with a door.

My next step for this property is to move out rent my unit because it's amazingly renovated with granite counters, transformed bonus room into office and created a laundry room in basement, to than cash flow around 600-650 on this property.

Some growth is possible but it's a bonus, not the focus.Amazon is opening up a $325 fulfillment center south of Downtown next year and that will spur economic growth and housing in the lower end C class properties in that area.