Quote from @Melanie Baldridge: In 2025 the bonus depreciation rate is back to 100% thanks to the One Big Beautiful Bill.

Had to use 4 different calculators, re-enter the same data each time, and manually compare results in a spreadsheet.My workflow:BiggerPockets calculator for conventionalFHA.com calculator for FHA loansRandom DSCR lender site for non-QMExcel to compare everything side-by-sideRip my hair out...I'm curious how everyone else handles this.

I found a beautiful rural property far below market value but it has a hand dug well.

Good question, this one’s tripped up a lot of investors.Under the One Big Beautiful Bill Act, the 100% bonus depreciation applies only to assets both acquired and placed in service after January 19, 2025.

I thoroughly enjoyed the whole process, even though at times I wanted to tear my hair out :) . 

I go on Fiverr and search for illustrated maps, for $20 you can get someone to create an amazingly beautiful map for you.

That’s where Cost Segregation comes in — a proven, IRS-approved tax strategy that lets real estate investors accelerate depreciation and unlock massive deductions early in ownership.And with the 2025 “One Big Beautiful Bill” bringing back 100% bonus depreciation for qualifying property purchased after January 19, 2025, this strategy just became even more powerful.If you own or plan to buy a rental, multifamily, or commercial property this year, this could be your fastest way to boost cash flow — without raising rent or cutting expenses.What Cost Segregation Actually IsNormally, when you buy a property, the IRS makes you depreciate it over:27.5 years (residential) or 39 years (commercial).That’s a long wait.But a cost segregation study breaks your property into smaller parts — flooring, cabinets, lighting, HVAC units, parking lots, landscaping, etc. — and reclassifies them as shorter-lived assets (5, 7, or 15 years).Then, thanks to the 2025 tax law, anything purchased after January 19, 2025 that falls into those categories can qualify for 100% bonus depreciation.Meaning: you can write off the cost immediately. 

That sounds like a beautiful area and a fun opportunity.

All states have some degree of crime but there are also beautiful areas thriving, that have little to no crime.

I looked at York 20 years ago, beautiful old properties were so inexpensive and with what felt like great potential but too far in the future for my  needs at the time.