Purchase prices seem much lower than comparable mixed-use deals in the US, and tourism demand looks strong.In theory it seems like you could combine long-term rental / short-term rental upstairs with a leased or owner-operated food concept downstairs and make the numbers work.Has anyone here done international mixed-use deals or looked at Italy specifically?

The problem is I have little to no experience with finding international owners, especially one that is deceased like the one I am trying to hunt down currently.

Found some great international vendors (Seem great but hard to qualify).   

Different animal for depreciation purposes.For the condo building component you'd normally use 27.5 years for residential rental or 39 years if it qualifies as nonresidential.

We’ve already drafted our operating agreement and are working on structuring it the right way since I’m an F-1 international student here.We just wanted to tap into this community:1.

However, not every part of your property needs to follow that timeline.A cost segregation study separates your property into different categories based on IRS-defined "useful life":5-Year useful life components**:** Carpets, appliances, landscaping, decorative light fixtures.15-Year useful life components**:** Driveways, fences, sidewalks, land improvements.27.5-Year useful life components**:** The structural elements like walls, roof, and foundation.By reclassifying these shorter-life assets, you can claim larger depreciation deductions in the first several years rather than spreading them evenly over nearly three decades.Is It Worth It for Single-Family Homes?

The IRS published Internal Revenue Bulletin 2026-01, including updated employee plans revenue procedures.

That affects your entire depreciation claim, not just the cost seg piece.Assuming the unit is self contained: get the cost seg done on just the STR portion, bonus depreciate the reclassified components, and you'll be saving in no time!

Please note, I am open to interning to gain practical experience.

With $1.2M+ in properties and significant rehab, the depreciation benefit could be substantial - but so is the audit exposure if you get it wrong.The issue isn't that you'll be "no where as thorough" - it's that the IRS prefers engineering-based studies with detailed component breakdowns.