The costs are the costs—foundations, lumber, and core building components do not get cheaper just because it is an entry-level product.

For example, if you are looking at two homes at the same price point and one is a newer build with more depreciable components and a smaller land allocation, that could mean tens of thousands more in bonus depreciation.

MTR and STR have a hospitality component that LTRs don't. 

As a CPA, why would you not also recommend she divide up the component costs of the renovation(ie cost of cabinets, floors, etc) into separate depreciable components, getting 80-90% of the benefit of a renovation cost seg without the cost?

A cost segregation study can significantly accelerate depreciation by breaking down your property into shorter-life components (like appliances, cabinetry, flooring, etc.), allowing you to claim larger deductions up front—potentially through 100% bonus depreciation if applicable for your tax year.

For newly constructed, purchased or renovated properties and also retroactive generally over the last 10 years, building components are properly classified into individual units of property and accurate recovery periods for computing depreciation deductions.

a HELOC has to be used as some kind of short-term strategy with a refinance.  2. tax benefits are definitely a major component, and that's a question for your CPA, as it's going to be dependent on the totality of your financial situation. 

Appreciation is a essential component and could be detrimental if you don’t buy right.Meaning, CapEx expenses could wipe away cash flow on a lower class asset and cause your first investment to be stressful.Now, you must ensure it cash flows upon your exit.

A cost segregation study basically separates your property into components that can be depreciated faster than the standard 27.5-year schedule.

Detailed studies break down every component for maximum depreciation ($3,000–$10,000).