Not knowing your situation, you may or may not benefit from a cost segregation study. 

I wouldn’t buy a house to live in right away, as I need to spend the first 12 months studying the area.

I've been doing some studying on short sales but still working to understand it better.

I'm with CSSI and we've completed over 45k studies, and this is what we specialize in. 

Unless you use a local professional familiar with the market, who you trust, best way to know a good deal is to study the market.

Hi Amir, when studying different neighborhoods in my market I like to use quantmaps.

They often have different vendors introduce themselves so you can build your team and they often have a local member do a case study on one of their properties to share the ins, outs, ups, and downs of the investment.

Study every deal, know the comps, and learn the trends.

Note it often is not a result of significant NOI change (excluding some markets where a lot of new units have been added). 3 recent studies show it is cheaper to rent than own in virtually all of the largest US markets.  

You can always consider doing a cost seg study on a property that you buy and that can also help with tax benefits if you cannot qualify for the real estate professional status.