In my experience with doing real estate financial modeling for developers and commercial building acquisitions there are 4 basic profit return components which are Cash flow, Appreciation, Loan Amortization, and Tax Shelter.In your case, I think the key focus should be on the commercial mortgage or loan amortization structure and rate.

The weakening dollar isn’t just a vacation problem, it’s a structural economic pressure that trickles into real estate, construction, and long-term affordability.As the USD slides against currencies like the Euro, CAD, and MXN, we’re likely to see continued upward pressure on construction costs, especially for imported materials — which still make up a surprising chunk of our supply chain (from finish hardware to specialty windows to HVAC components).

Does anyone have good estimates for costs and lifespans for roofing, water heater, appliances, driveway, flooring, plumbing, windows, paint, cabinets, structure, and components landscaping for a single family home in Brevard county?

Not keen on seller financing component.  

That 9% is made up of two components:👉 Cap Rate (your income return),👉 Appreciation (your equity growth),= Total Return (~9%)So if you're investing in a market like San Diego, where average cap rates are around 4%, that implies long-term appreciation of ~5%, bringing the total return to ~9%.But if you're investing in a city where the cap rate is 8%, that suggests the property is likely to appreciate just 1% per year, if at all.Why does this matter?

You may be able to accelerate those deductions through cost segregation, which allows you to break out components that can be depreciated faster than the full building.

If you don't have Schedule A, then you did not use itemized deductions in 2024, so you don't have this yardstick to measure against.Three components go into SALT:- state and local income tax you paid for previous year (in states with state income tax)- local sales tax on your last year's purchases (in states without state income tax)- local property taxes paid last year on your personal home(s)Notice that the first two of the three components are either-or: you can use the bigger of the two numbers, but not both.Also, there's a lot of important fine print when it comes to these deductions, and we're not diving into such details here.2.

That means you may not be able to deduct the full depreciation against your W-2 income right away — but the good news is, unused losses roll forward and can be used in future years or when you sell.So yes, based on everything you shared, your duplex qualifies for bonus depreciation on the eligible components placed in service in 2025.

Your returns will be highest when there is a value add component, so I would figure out how/if you should be doing value add.

Not everybody can:https://www.biggerpockets.com/forums/51/topics/1121063-expla...Assuming that you can use more depreciation, here is a very generic snapshot of how your situation might turn out:- land: not depreciable at all- land improvements (fences, driveways, landscaping): 40% bonus- personal property (appliances, carpets, cabinets): 100% Section 179 or 40% bonus- the building itself: no bonus, slow depreciationIn order to break out the components I mentioned, you will normally need either a cost segregation study or a detailed breakdown from your builder, plus someone qualified to do the sorting.