I heard that there are some online companies that would do it for around $1000 but I personally would never use something like that, only because I'm not sure if it will hold in case of an IRS audit.Cost seg. will definitely return the investment if you can use the losses generated from the accelerated depreciation to offset other income, i.e. you qualify for the Real Estate Professional Status or to offset the income generated from the other profitable properties.

As a result, multi-family properties typically generate lower overall income than single-family properties occupied by reliable tenants.

Great question and definitely one that a lot of investors are wrestling with right now.While the market may feel unpredictable, buy-and-hold real estate is still one of the most reliable long-term wealth-building strategies, especially when you’re using something as powerful as a VA loan to get started with little to no money down.Flipping can generate quick cash, but it also comes with higher risk, active involvement, and exposure to shifting market conditions, especially with material and labor costs still fluctuating in many areas.Holding, on the other hand, gives you:Cash flow (especially in strong rental markets like the Southeast and Midwest)Long-term appreciationTax advantagesAnd if you lock in a good interest rate now, you’re hedging against future inflation.There are still solid cash-flowing deals in places like Birmingham, AL; Canton, OH; and parts of Georgia or Tennessee - markets where your VA loan can go further and buy-and-hold makes a lot of sense.I’d lean toward starting with a property you can hold onto for at least 5–7 years.

Gouging out of state investors means generating revenue from people who can't vote you out of office.  

My family and I are finally ready to begin our journey toward building generational wealth and passive income through multifamily real estate investing.

The thing with inspectors is that what they are required to have varies by state and many simply require online training and you are off to the races . . . if you doubt that, do a search for home inspector training and you will see the training and software that prompts the inspector to look at specific items and generates a canned report in under an hour.What have we learned? 

Your instinct is right this strategy likely isn’t worth itIf the deal doesn’t:•Generate strong cash flow,•Fit your long-term investment goals,•Or produce usable tax losses this year…Then yes, it’s more work than reward.In your case, it may be smarter to keep your capital working where it is, pay the tax, and stay ready for better opportunities especially if you can later qualify for REPS or find a deal that truly aligns with both your investment and tax strategy goals.You're not missing out.

I have a small side hustle that generates a little money, but it's not nearly enough to support my family.

I see the beginning of generational stability.

George Yes, there are deals all over the place that generate a higher return.