Is it too late to get a cost seg and take bonus depreciation for our 2023 taxes?

Once you refinance, you can pull cash out tax-free.

SFR: better appreciation, less turnover (in raw numbers and average length of stay), better tenants, no tenant on tenant conflicts, better rate financing, longer term financing, more buyers if you want to sell, or need to sell, you can sell 20,40,60,80% or 100% of your investment not all or none, you have almost infinite cash out options, better and more insurance options, you can leave your investment to multiple heirs that will actually want a house instead of splitting an apartment building, when you sell you’re probably selling to an owner occupant who loves the house/location not an investor looking only for the best deal they can find, more diversification, not responsible for landscaping/utilities/maintenance of “public areas”, surrounded by other houses not other apartment buildings or businesses, one problem tenant doesn’t affect the others, you could 1031 a portion of your investment, you could move in to one and get a tax break when you sell, I’m sure there’s 10-20 more good reasons. 

After depreciation, maintenance, property taxes, and insurance, I am technically losing money on this year's rental income (only rented my property during Q4).

My intent is possibly select this CPA to do my taxes for next year. 

This facilitates portfolio growth without the need for significant new capital.Tax Benefits: Real estate investors may benefit from various tax advantages, such as depreciation deductions on the improved value of the property, mortgage interest deductions, and other allowable expenses.

Just my two cents the after tax considerations are cherrys ontop.

The property tax at a 50% rent ratio (investors should do better than this ratio) ends up being about 20% of the rent.

This particular property has been vacant for 10 years, the owner is behind on taxes on the home as well.

I paid $173k for a duplex, but I have to have it insured for $300k for RCV at a $5k deductible.