That portion of the project is valued at about 729k, so it added a strong income component and long-term upside to the deal. 

Loan product wasn’t a fit for my mix use project because they don’t lend on the commercial component which impacted leverage too much.

Either way, @Josh Green is in your neck of the woods and will be a critical component to having on your team.

Since you bought the property in December 2024, your components fall under the old schedule, meaning 40% bonus depreciation applies in 2025.You’re right that building structure doesn’t qualify, but items from a cost segregation study (like appliances, flooring, furniture, and landscaping) still do, just at the 40% rate.So even though your placed-in-service date is May 2025, the purchase date controls eligibility for 100%.

Another option is to wait until 2026, do a cost seg, and then a 3115 to catch up on depreciation that wasn't taken in 2025.The benefit of waiting until 2026 is that it gives you a window to make adjustments or improvements to the property, such as upgraded appliances, flooring, or other tangible components, which can qualify as shorter-life assets under cost segregation.

It has a component for the purchase and a component for the rehab. 

They focus on the value-add component because that's the sexy part of the story.

I’d also be thinking about your taxes from the start, understanding the difference between passive vs. non-passive income, and what works with your current income, and see what you can do to make the most of it.You can write off things like mortgage interest, property taxes, insurance, repairs, improvements, depreciation, and even take bonus depreciation on certain components with a cost segregation study.

That's the key component that is usually missing when I hear other entrepreneurs/investors say they don't like QBO.Something else to keep in mind is your entity structure and how your entities file tax returns.

Possible, but only if the tiny house qualifies as depreciable rental property and you use cost segregation to break out shorter‑life components that may be eligible for current bonus depreciation; many “tiny homes” fail if they’re personal use, on wheels, or not placed/used as a rental.