I'm chiming in about contractors - my advice would be to get several estimates and referrals - its a bonus if they've done a brrr before and can introduce you to a past client, or if you can visit a project.

Bonus if you have a lower priced unit available for a great tenant that requires a bit lower rent.If this is an exceptional event and they can pay the rent going forward, I would give them a little time to get the rent and keep a good tenant.  

Columbus still has a nice mix of appreciation plus cash flow and it's very landlord friendly, which is a big bonus compared to coastal markets.

The best way to fix it is to generate more profit in the same business, like improving rental cash flow or adding another income-producing activity under your LLC.Try not to create new big losses from bonus depreciation until you’ve used some of that up.

Like others said, no court cases telling us otherwise, but if you look to other rules, they do have a claw back provision on bonus depreciation taken on vehicles in year 1 if the use dips below 51% year 2.

Do a cost seg study and take bonus depreciation to offset other income.

You could legitimately hire family members for property management or maintenance, purchase furniture, make renovations to take advantage of bonus depreciation, or even explore whether your wife could qualify for real estate professional status, which could allow you to deduct losses against ordinary income.With this many rentals, working with a CPA who specializes in real estate is really important and they can help you explore these strategies, maximize deductions, and structure your holdings in a way that supports growth while minimizing taxes.

Lastly, you could get into passive real estate investments that could offer some benefits of bonus depreciation as well. 

Know What You Can DeductIf your Airbnb is classified as an active business, you can deduct almost every ordinary and necessary expense tied to running it.Here’s a quick list of deductions most hosts miss:Cleaning, supplies, and guest amenities Repairs and maintenance Property management feesUtilities, Wi-Fi, and streaming subscriptionsAdvertising, software, and booking platform feesTravel to and from your property (yes, mileage counts)Home security systems and smart devicesProfessional fees — CPA, attorney, consultingDepreciation on the building and furnishingsPro tip: If purchased after January 19, 2025, you can take advantage of the return of 100% bonus depreciation under the One Big Beautiful Bill.

@Chris Watson, also true — I’ve seen beachfront and amenity-heavy condos outperform nearby homes when the buy-in is right.From a tax view, condos often win short term because less land = more depreciable assets under the new bonus depreciation rules.