Additionally, there’s always a risk that any pet-related damages could be hidden under furniture or otherwise concealed, potentially leaving us to cover the costs if the security deposit is fully depleted by other expenses (e.g., damages or unpaid rent).

I use all of them:-Brokers-Platforms like LoopNet, Crexi (my favorite), and BiggerPockets Deal Finder-additionally, brokers often have access to off-market opportunitiesWhen dealing with brokers, I've found that you have to build a relationship in order to get a good deal flow.

If so that's a big additional risk for the buyer.

Additionally I would add a benefit for you is that you're in great area to be able to invest locally and can invest in your own back yard as they say.

On the positive side, it seems like you have a good potential BRRRR that you can use to purchase additional properties.

If you stick with the larger down payments, you’ll have more stability and less risk, especially if the market shifts, but it will slow down how quickly you can buy additional properties.

Are you saying the current property being exchanged has a debt of $200k and you need an additional $200k to purchase the new property? 

Additionally, the study should contain 13 principal elements.WHAT ARE THE ELEMENTS INCLUDED IN A COST SEGREGATION STUDY REPORT?

You may borrow an additional $35000 for hard cost improvements.

Ask one additional question you "forgot" to ask at the meeting.Scan and toss any relevant business cards you picked up.Never feel pressured at these meetings.