Also, you are not buying at a premium and can allow the property to appreciate if that said area is historically improving. 

Investing in curb appeal, such as landscaping improvements, can make a significant difference.

You might want to check with local credit unions or community banks, as they’re often more flexible with second mortgages. 

After some minor maintenance projects and improvements, have had very few issues and cashflow has been slightly better than expected.

Does anyone utilize a line of credit as an emergency fund?

Generally, the properties that benefit the most from a cost segregation study are properties that are remodeled, expanded, purchased or constructed after 1987, the year in which the Investment Tax Credit was enacted.

As mentioned seller credits are the best path as title insurance and taxes are pretty much fixed.

Your best bet for that size will be local banks and credit unions, good luck.

If you develop a great relationship with local credit unions, you'll be surprised by what all they're capable of.   

Hi Nate - It'd be worth asking the lender for a detailed breakdown of closing costs for this program, as well as an estimate of the interest rate you'd get with today's rates (they'll probably need to pull your credit to do this).