In my experience, cost segregation studies are a lot less than $10-15k especially for smaller properties (6 units and below).

Having a good investor agent will make or break your out of state investing experience.

It seems like you are either taking bad experiences that you have had, or things you have heard, and you are blanketly applying it to entire strategies that have worked and been helpful to tons of people. 

Quote from @Zack Marshall: Quote from @Tyler Tyson: I had a very poor experience with them last year.

Look for one that has other listings and experience in the area.

You'll likely need a higher down payment if you can find anyone willing to finance something like this as a first time investor; many require some level of rehab experience at the very least.

Does anybody else have experience as of lately...? 

I would have been ok with the latter numbers because I have been stockpiling materials for like two months, but...I did not know if I could trust them due to the lack of "professionalism," and my lack of experience. 

It worked out fine, though each time I got a little less than advertised interest rate (about 9% vs 10%) and I had to send a reminder email to to get my money back, but I did get it back.I ask about others' experience, because I'm still not 100% sure it's not a ponzi. 

I've had a positive experience.