Ive heard that the Underground Railroad had safe houses all through these parts so some houses have hidden rooms if the rumors are to be believed.

Generally D neighborhoods are areas my wife wouldn't feel safe.

The IRS Chief Counsel released a memo stating that to perform cost segregation properly one must have knowledge of construction, construction techniques, design, auditing and estimation procedures.

Even if manage to find a crazy deal with instant equity to cover your down payment (unlikely) still need reserves to safely repair and manage it. 

Please provide the links you attest exist that allow people to learn investing and creative financing, legally and safely for free?

It safe and less stressful of an investment.

Quote from @Bubba McCants: I have the same technique as Drew: copy from others, customize to your business model and laws, refine as you go.I started with a two-pager that was built in the 80s and never updated.

I agree that's true but kind of a mute point imo... if you're concerned with the pex leaching chemicals then you should be concerned with the piping that city water travels in before reaching your pex lines and the quality of the city tap water in general.... as well as anything you drink that's bottled and any food that's bagged in plastic even those labelled as food safe which have been shown to leach chemicals.

My recommendation if you choose to invest out of state is to choose cities in safe and economically diversified areas with above-average income and population growth.

First goal: To create a rental portfolio of single and multifamily properties by utilizing creative financing techniques.