I had a huge amount of expenses in 2022- pool, new windows and doors, that I was unable to use as deductions because of my W2 income.  

>any STR property put into service in 2025 (after Jan 20) is eligible for 100% bonus depreciationOBBB requires the property to have been placed under contract after Jan 19, 2025.

If the property qualifies as a separate activity, you may be eligible to claim bonus depreciation through a cost segregation study, which can provide substantial upfront deductions — particularly beneficial if you are in a higher tax bracket.However, if your income level is lower, the cost of the study may outweigh the benefit.

You can see the locations map here, you'd have to look pretty far outside Indy in most cases.https://eligibility.sc.egov.usda.gov/eligibility/welcomeActi...True, that's where NACA's program could be appealing.

That may apply to personal deductions (like mortgage interest), but rental expenses (repairs, depreciation, etc.) are taken on Schedule E and are not affected by whether you itemize or take the standard deduction.

Say I pick up a 25-year-old rental for $300k—under the 2025 law, how much of that can I deduct right away with bonus depreciation?

You might want to see if you are eligible to treat the property as active instead of passive.This might result in a large tax refund.Best of luck!

For instance, if you buy one appliance for $1,000, that would be eligible for the de minimis safe harbor and therefore can expense immediately 

Renting both units to one family gives you steady income and fewer tenant turnovers, which keeps your deductions consistent.

If one spouse qualifies for reps and materially participates in the rental activity, then all the rental activity should be eligible to write off any losses against active income to better help, can you describe how your mom is a real estate professional?