Usually it will be bonus depreciation or S179 to expense the furniture and other personal property (STRs commonly throw off high taxable income compared to tax loss thus S179 finds its way onto the table -- S179 might be preferable to bonus).Cost seg still might be beneficial depending on the acquisition price.Make sure you have a deep convo with your CPA regarding STRs (hint: they usually have an average rental period of less than 7 days). 

i ended up buying 12 units in Mountain Home. 

actually told him first time i met him I'd bring the buyer to the table

If you are unable to get financing, you best option will be to partner with somebody that can bring the other half of money to the table.

Once you know you are getting all offers on the table, you can review to see what your net profit is once commissions are factored in. 

Often it is a matter of finding properties that match your advantages, if you are skilled and can do some work yourself, if you know rents in the area (or have a real estate agent that also manages properties in many different areas), everyone brings something to the table.

Over here on the west side of the mountains it is hard to find something that will cash flow since prices are so high.

Good to know what drives people and another way of seeing if you can meet a need.I think one thing you can do  bring to the table to make it easy for him is to make a list of your strengths. 

Beds/kitchen table/chairs etc.

I myself am obsessed with the mountains and find that my day job really puts a damper on that.