At first blush, it doesn't seem cost effective to have full cost segregation studies completed for my current portfolio.  

Suspended LTR depreciation/losses often aren’t lost, they can carry forward and may be released when you sell, so the “can’t use it” point may be overstated.Real estate sale taxes aren’t just 15–20% LTCG: depreciation recapture, possible 3.8% NIIT, and state tax can raise the effective rate.A 1031 has strict deadlines (45 days identify / 180 days close); if you need more time, consider reverse 1031 or a more passive “parking” option like DSTs.STRs can potentially offset W-2 income, but it’s more complex than “100 hours”—material participation rules and documentation matter.Cost segregation can be powerful but only if the deal supports it; it accelerates depreciation and can affect future recapture.Consolidating into fewer properties can reduce operational risk, but watch market/regulatory/insurance volatility.Best next step: compare hold vs sell taxable vs 1031 with full tax/return components (recapture, NIIT, suspended losses, timing risk).Always consult with a CPA who specializes in real estate.

Ultimately if you're STR shopping on the coast, you're effectively competing with an STR maniac and luck (in the form of preparation and experience) historically has a tendency to favor my clients.

So from what I am getting, this would probably only be cost effective on a larger building if the property is existing but on new construction it is a good idea to integrate a cost seg analysis?

I maintain a simple yet effective Excel spreadsheet to track appliance and improvement details for each rental property.

A few platforms that work really well for that niche are:Furnished Finder – probably the most popular platform specifically for travel nurses and healthcare professionalsTravel Nurse Housing – another niche site used by traveling medical staffAirbnb – works well if you optimize your listing for 30–90 day stays and clearly mention “travel nurse friendly” in the descriptionVRBO – can also be effective for mid-term stays, especially in certain marketsFacebook groups – local travel nurse or healthcare housing groups can be surprisingly effective if you post consistentlyA couple of tips that really help:Offer flexible lease terms (30/60/90 days)Include utilities, Wi-Fi, and a dedicated workspaceHighlight proximity to hospitals and clinicsIf you ever need help setting up or optimizing your listing for mid-term stays, feel free to reach out—I work a lot with mid-term rentals and travel-nurse housing.

in the first few years of LTR ownership there is effectively zero cash flow - none. 

**Execution:** Building relationships with quality, cost-effective contractors who deliver exceptional resultsThe difference isn't about choosing the cheapest option – it's about **knowing how to identify value and quality** 

Vitaliy, in Georgia, a new law, HB 399 went into effect last year requiring out-of-state landlords to retain a Georgia licensed broker or property manager to oversee rental properties including tenant placement and tenant communications.Attempting to place or self-manage tenants from out of state not only puts you out of compliance with this requirement but also substantially increases the risk of poor tenant selection, non-payment, property damage and costly evictions.

Illinois' new anti-squatter law, Senate Bill 1563, effective January 1, 2026, empowers police to remove unauthorized occupants (squatters) as criminal trespassers, bypassing lengthy civil eviction processes by clarifying that property owners can prove ownership to law enforcement to get squatters removed quickly.