Quote from @Melanie Baldridge: A question that we get:"Does the IRS require site visits for cost segregation studies?"

I have studied the market there for a bit now and am comfortable with investing with decent Cash Flow and modest property price gains.

Get a no-cost estimate for an engineering-based cost segregation study on every investment property you own over $250K in purchase price.

Print them off, study them, highlight them, make notes, read some blog posts, and understand the subject.The second document he links includes precise definitions and a guide for landlords to use for screening support animals.

Then, within that market, study areas where it is actually less expensive to own than it is to rent.  

Due Diligence and Feasibility Studies - What studies or tests are essential before purchasing raw land?

For the first part of your question even if you were working with a realtor, I don't personally know many that have a true pulse on rehab costs and I wouldn't make any investment decisions based on their rehab cost projections.My suggestion would be to study how to evaluate the Big 6 rehab costs: roof, siding, windows, HVAC, electrical, and plumbing. 

I would study the different real estate investing techniques that you could comfortably afford to get into and find the one that interests you the most and go for it.

We have seen properties for as low as $100k benefit from engineered cost segregation studies. 

When considering a Cost Segregation study, here are a few things to consider:https://www.biggerpockets.com/forums/51/topics/1206189-cost-...Feel free to reach out with questions!