That should tell you enough but then, on top of that, they may receive an advertising fee, with an emphasis on the "may".

A fee is reasonable based on the study's scope, complexity, and the substantial tax benefits derived, not merely a percentage.- While identifying obvious components is a start, a defensible cost segregation study, per the IRS Audit Technique Guide, requires engineering expertise to comprehensively reclassify *all* eligible 5, 7, and 15-year property, not just a few visible items.

I recall around that time that the buyer-seller-agent relationship had changed drastically to where now the buyer must pay their own agent's fee rather than the seller paying for both.

If it sounds too good to be true, it probably is: If firms are offering unusually low fees or unrealistic savings, be wary.Lack of transparency: Firms should be open about their qualifications, pricing and processes.

Wyoming LLC + foreign registration is very commonPlenty of investors do exactly what your attorney suggested:Form in Wyoming for privacy / asset-protection featuresRegister as a foreign entity in the state where the property actually sits (Indiana, in your case)Just know that you’ll still:Pay Indiana fees and comply with Indiana lawMaintain filings in both statesSo the tradeoff is usually privacy vs. extra cost and admin.2.

Difficulties with Property Managers charging high fees, not sending invoice of repairs to investor (to me a red flag - it's her property not the PMs), high trip fees for repairs, not communicating with investors. 

I am offering a fee for the guarantors.

Those will give you true long-term stability with minimal refinance risk — and you can shop around nationally for the best rates and lowest fees, rather than limiting yourself to local options.The key is working with a lender or broker who’ll stay with you through each phase — acquisition, rehab, and long-term hold — and understands how to navigate structured or corporate tenancy setups like sober living.If you’d like, I can share a few approaches we’ve used with investors doing multi-property BRRRRs under similar arrangements.

In Joshua Tree, one thing to be conscious of are land fees. 

The challenge you're hitting is common at this stage: scaling efficiently without overleveraging or getting squeezed on financing.With your portfolio and cash flow, it might be time to look at portfolio lending or DSCR loans that allow you to recycle capital without the heavy rate/fee hikes that come with low down payments.