I passed both on my first try (our state has a 40% pass rate) and I'm happy to share the links to the youtube resources I used to study.

If you're dead-set on OOS REI, then I'd suggest studying up on the books, articles, forum posts, videos, etc. on the subject, and talking with as many OOS investors as possible (ESPECIALLY inexperienced investors who tried OOS REI for one of their first deals).

Comparable sales and engineering studies could get messy.

Conventional loan with 25% down is the classic move.

If you are interested in how to decrease your Federal Taxes and increase your cash-flow, I can help with no-cost consulting or studies specific to your property(ies) whether they are small or large and anywhere in the US or US Territories. 

I am thinking about doing Cost Segregation Study done.  

Study the market.

A question that I am asked frequently is whether or not a cost segregation study is beneficial for single family homes.

That could be a classic example of mixing monies, thereby rendering the LLC pointless, or it could be setup as a property management company with paperwork showing that it is renting out the property on behalf of the owner.

This does not look like the environment where you can do a classic "buy, fix, rent, refinance" .