Also keep an eye on public records for pre-foreclosures or probate filings; those are often low-cost, high-ROI sources if you’re willing to put in a bit of legwork.

However, Even though the property is in service in 2025, you could still do a cost segregation study in 2026 and make a Section 481(a) adjustment to catch up missed depreciation......Anthony,as a tax professional, I'm confirming what Brian said.You will need to use the procedure he mentioned which involves completing Form 3115, as opposed to filing an amended return for 2025.

As a broker, my biggest pet peeves are hard money lenders circumventing to my clients, not being upfront about fees, asking for a commitment fee prior to issuing loan docs, and "matching" my broker fees, even though I underwrote the file, got the client, and did all of the processing work. 

Hi @Dylan Jashari, For cash deals, start by combining public data sources like county tax records, foreclosure filings, and code enforcement notices, into a central dashboard.

https://drive.google.com/file/d/1gFQnc2We8UwRdf_agSS8is3UCqD... 

That’s a great time to bring in some strategy help—FL W-2 + FL rental + MI campground/marina is a lot of moving parts.For what you’re describing, I’d look for a CPA who:Works primarily with real estate investors,Has multi-state clients with filing in FL + upper Midwest,Understands campground/marina issues (depreciation, land improvements, sales/occupancy taxes, etc.), andCan meet with you at least once a year purely for planning, not just tax prep.

There’s a lot of activity in pre-foreclosure and trustee filings lately.

File the 3 day first and go from there.

And maybe one day, say 6 months from now, maybe you can actually file it, it will then take you another year to get rid of that tenant.

Competed foreclosures, the final phase, were up 32% year over year.Florida, South Carolina and Illinois led the nation in state foreclosure filings.