I'm curious if any of you are aware what types of "improvements" to raw land are able to be used (via cost segregation) for bonus depreciation? 

From the description it sounds like there may be an opportunity for you to rent the 4th bedroom and live in either the basement or bonus room?

I have an idea of how to do it: -lump the 5 year items together in the assets worksheets, depreciate as needed and select bonus depreciation -lump the 15 year items together in the assets worksheet, depreciate as needed and select bonus depreciation -subtract those totals from the structure value, so that I am not double dipping.  

If in generous homestead exemption states like FL or TX, then asset protection considerations come into play and I'd be even more inclined to have a free and clear primary.   

@Joshua J Cawthorn I can let you know what the unit density is based upon zoning....there are also several varying densities based upon several differing density calc's for certain overlay zones and/or bonuses.

If your losses are not limited not or the losses are limited now but can be released in the future, you should be cost segs while you can still get 100% bonus depreciation in 2022.But more info is needed to conclude.  

It is not extended.The real bonus benefit here is usually that the identification period is extended so much that it almost coincides with the exchange period. 

I may be more generous than most but personally I probably wouldn’t charge the tenants for any of that (unless the “holes” were unusually large - why $600 to patch holes?).

Potential Markets with property types that fit my budget: - Smokies, TN (Single Family/SFR in Gatlinburg, Pigeon Forge, Sevierville - at least 3 bed/2 ba -  I'm counting bonus rooms in the "3 bed" calculation - will install hot tub if not present) - Nashville, TN (SFR in East Nashville - at least 3 bed/2ba)  - Austin, TX (SFR as close to Downtown as possible with my budget - Windsor Park, far East Austin, South Congress, Montopolis, Franklin Park - at least 3 bed/2ba.

Most of the time he Refi's out and turns it into a rental with the appreciation bonus for the next place.