CPA's: How to maximize investment losses?

Question for tax strategists on here: If you could sketch up the perfect investment property to maximize short term losses as a tax strategy, what would it look like? This can of course include cost segregation and bonus depreciation etc.. and if we assume it is not cash flowing, long term (a few years) the property would have to generate at least a good amount of equity, because we still want it to be a good investment in the long run, not just loosing money for loosing money sake and with the short term goal to provide tax shelter. In other words, what are some of the things the IRS incentives us to do?