The placed-in-service date is what drives eligibility.The IRS defines that as the date the property is ready and available for rent or business use — usually when you get your certificate of occupancy.

All activities where you do NOT "materially participate" (which is also defined and will be discussed in a few minutes)2.

and define your budget.Connect with local agents or wholesalers in Akron/Canton who work with investors.Join local REI groups or BP meetups - tons of off-market deals and real advice flow through those.Walk properties, even virtually, to understand what kind of rehab you're comfortable with.Analyze 5–10 deals/week to build your “deal radar.”Always happy to share more about Akron/Canton resources and what a good first deal might look like there.

., daily cleaning), in December 2024 and placed it in service in May 2025.I've encountered conflicting information about the OBBBA’s cutoff date for 100% bonus depreciation:Some sources suggest the property must be both acquired and placed in service after January 19, 2025, making it ineligible due to the December 2024 purchase (and thus limited to 40% for early 2025).Others indicate that the placed-in-service date (May 2025) determines eligibility for the 100% rate, regardless of the acquisition date.I understand the structure (likely 39 years as nonresidential real property) is ineligible, but components like furniture and landscaping (5-15 years) may qualify with a cost segregation study.

And you're right that since the property wasn’t placed in service until August 1, most of those pre-rental expenses (like renovations and improvements) are considered capital improvements and get added to your basis.But under Trump's new tax bill, certain components of your renovation (like appliances, light fixtures, and even some flooring or cabinetry) may qualify for bonus depreciation if they fall into a 5-, 7-, or 15-year property category under IRS rules. 

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.

Real estate is often a deeply emotional business — and how we treat others can leave a longer-lasting impact than any spreadsheet ever could.Over the past year, I’ve been building a long-term strategy to transition into real estate investing as a core component of my financial future.I’m focused on buy-and-hold SFRs and small multifamily properties in strong Midwest markets.

The weakening dollar isn’t just a vacation problem, it’s a structural economic pressure that trickles into real estate, construction, and long-term affordability.As the USD slides against currencies like the Euro, CAD, and MXN, we’re likely to see continued upward pressure on construction costs, especially for imported materials — which still make up a surprising chunk of our supply chain (from finish hardware to specialty windows to HVAC components).

Another component is capital expenditures that adjust the basis (book value) of the improvements. 

Can you help us understand your apprehension for the fee component you're wanting to avoid?