I've found this mortgage calculator breaks down all the components really clearly: https://ultra-calculator.com/calculator/mortgage-payment.

So, here’s the answerYou Start at the beginning and ask what your goal is.Real estate only consists of a few components. 1.

You can take bonus depreciation on any property that has assets that qualify.So to answer your question, yes, you can take bonus depreciation on components of a house that is used as a MTR.However, what you may want to determine from a conversation with an accountant is whether the activity will be treated as active or passive.The next question would be, even if you can do a cost segregation study, would the added depreciation from bonus depreciation be beneficial.

I’m also an investor myself so I know the ins and outs from both sides of the table.Since I know intros are more useful when they actually help, here are 3 tax deductions I see real estate investors miss all the time:Home office deduction – If you manage your rentals from home, part of your housing costs may be deductible.Start-up costs – Expenses you had before your property was even “in service” (like inspections, travel, legal fees) can often be written off.Cost segregation + bonus depreciation – Breaking out components of a property (appliances, flooring, furniture) lets you accelerate write-offs, often front-loading tens of thousands in deductions.I joined BiggerPockets to connect, keep learning, and share insights like this.

The tax advantages of buying/holding gas stations are pretty great.Many of the components of gas stations including pumps, tanks, external parking areas, and other equipment are classified as either 5 or 15 year property so you can bonus depreciate a lot of it (minus the land value) and get significant deductions in year 1.With the current bonus depreciation rate at 100%, a $1 million gas station acquisition could still lead to $200K+ in year 1 deductions depending on the specifics of your deal.

I'd make sure just how much extra tax benefit will open up for you annually compared to the cost of the study.You are exactly right - a cost seg will get deferred in a 1031 exchange as long as the property you are purchasing is roughly the same components of things that were cost segregated.

Quote from @Henry Clark: Just a note on one small component of our Advertising efforts.We do Self Storage. 

Right it is important to recognize the emotional components to investing and make rational moves. 

@William Thompson This bill is truly a game-changer, and I’ve got a few thoughts on it:The ability to fully expense components in cost segregation studies (instead of just 40%) means more predictable year-one tax savings.

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.