Specifically regarding Section 179 depreciation and bonus deductions.

First off, I’m not trying to do anything illegal I’m just asking if this is a plausible scenario.Also, I believe my title should read dependents instead of deductions.

It's a 1070 sq.ft. 2-story home (photos attached).All utilities are functional and city municipal: electric, water, sewer, and gas heat.Here's my cost analysis / scope of work:  https://docs.google.com/spread...Acquisition:  -$33kRehab:  -$44.8kClosing:  -$1.4kHolding:  -$4.4kSale:  -$10.5kTotal Cost:  -$94kAll-In Cash Cost:  -$83.6k (does not include sale costs deducted from proceeds)ARV:  $115kProfit:  $21kAll-In Cash Cost / ARV:  72.3% (just above the 70% rule, but I'm also living here)My first first goal is to find a new place to live.  

Considering mom pays interest to the bank and children pay the same amount in interest to mom, who gets to deduct their interest payments?

If they've been a respectful tenant, you could also deduct the reduction from their security deposit which is permissible in California:"California Civil Code Section 1950.5 only permits a landlord to use a tenant's security deposit to pay for the costs of: (1) unpaid rent; (2) cleaning the rental unit after you vacate (but only to what it was before you moved in); (3) repairing damage caused by the tenant that goes beyond normal wear and tear; and (4) ...

Hire someone and deduct it from the security deposit if your tenant leaves a mess behind.

We typically agree to a profit split after a reasonable cost of capital is deducted.

(I actually did it with my husband years ago because the 1065 form didn't put as much a red flag home office deductions).

So I'm curious if I need to be an agent to get the buyer's agent commission deducted from the sale price or whether I can refuse representation as a non-agent and still get it deducted. 

A good tax professional would likely find deductions or tax strategies that you never considered.