Bonus depreciation basicsBonus depreciation applies to any rental property when you do a cost segregation study.It lets you front-load the depreciation on items with shorter useful lives (appliances, flooring, fixtures, etc.) instead of spreading them out over decades.The key isn’t whether it’s short-, medium-, or long-term — it’s whether the property qualifies as a rental for tax purposes.2.

Even though I had insurance and had even added on a couple optional items, it was death by a thousand cuts on the repairs.

You can send a polite written notice (email is fine) reminding them that the common areas are shared and not for private use or personal items.

If you plan to cost seg, the itemized recordkeeping really helps maximize that.

Any particular items you are needing help with?

Usually it looks like this:The HOA votes on the total project cost and issues a special assessment.Each owner has the choice to pay their share in full within a set window (30–60 days).The HOA then takes out a loan only for the balance owed by owners who didn’t pay up front.The HOA services the loan with a temporary dues increase or separate “loan payment” line item for those units.The key is that the loan obligation stays tied to the association, but the repayment burden can be allocated only to those who opted for financing.

We are looking for a bunch of items, (we have 14 on our helper guide). 

Here’s how I’d frame it with lenders and title to keep things smooth:What you’re trying to do (in lender-speak)Trustee of a revocable trust seeks financing on a rental held in the trust.Borrower vesting: the trust (with you signing as trustee).Use of funds: rehab/update; exit as stabilized DSCR.In-place/market DSCR appears ≥ 1.50x (strong).Best-fit loan structures (pick based on scope of work)Light-to-moderate updates (non-structural):Some DSCR lenders allow a small renovation/holdback escrow (often limited by % of as-is value and scope).Pros: simpler, cheaper, keeps you in perm debt.Watchouts: draw caps, no heavy/structural work, narrower lender pool for trusts.Heavier rehab or anything structural:Use an Investor Bridge/Reno loan (fix-and-rent style) to complete the work, then refi into a DSCR take-out at stabilization.Pros: purpose-built for rehab, draws are straightforward.Watchouts: two closings, interest carry during rehab.Key underwriting/closing items lenders & title will ask forTrust docs: Full trust agreement + all amendments, Certificate/Abstract of Trust, and Trustee Acceptance/Resolutions showing authority to encumber real property and borrow.POA package: Durable POA explicitly granting real estate/borrowing/mortgage authority, confirmation it survives incapacity, and any incapacity determination the POA requires (e.g., physician letter).

Hard Money - Highest interest rate loan typically 12%+ for newer investors or loans that do not meet the criteria of item #1.If you do not have a friend or family member, I recommned starting at #1 to see if you qualify then move on to #3 worst case.

Focus on decluttering, sealing items, and using high heat treatments if possible.