Here’s a breakdown of some of the information you may need to provide for a cost segregation study.For existing buildings:List of equipment on the propertyProperty settlement stateAny appraisals or purchase/lease agreements Property maps or blueprintsSchedules, change orders or documents for future renovation plansSupporting documents for calculating real property book valuePrevious purchase price allocations that separated assets into their appropriate allocation and valuePast site inspections and photographsDocumentation that proves or records deterioration of assetsFor new construction:Contracts or contract paymentsLand and property sizeBlueprints of projectList of equipment involved or purchasedList of projected costs including costs for land developmentApplicable site inspectionsConstruction schedules and payment requestsPhotographs of completed assets or work in progressCost segregation specialists typically have an organized plan for the collection and analysis of the information provided.

You can work with a local credit union that does HELOCs, Home Equity Lines of Credit or Loans, on investment property.

I see some listings trying to do that, but they're pretty recently listed so it's unclear at how successful they'll be.All that said, I'd run your numbers at $1,200/mo and if that works for you and your goals, great.

Bigger Pockets is a great place to find a real estate tax accountant.A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant who specializes in real estate taxation, business taxation, financial planning and tax planning.You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a accountant willing to work with you throughout the year.

I can help run their existing numbers to get more of an idea of the Business's Financials and work with you on how a loan payment would affect cash flows. 

If you don't have the time and effort to spend there are passive ways to invest through turnkey providers who do all the work for you.

Since it sounds like you are working without a real estate agent, I would contact a lawyer to review the contract and help you notify the seller's side correctly to terminate the contract and release the EMD.

I revitalized the front and rear lawns, fully updated the kitchen and bath, along with new flooring, paint and the works.

Not one single strategy will work for every property. 

With the property needing lots of work, I provided a solution to the owner.