Explore furnishing it as a medium term rental maybe. 

Plus, we like to make it fun so there will be 2 evening events, in addition to all the daytime sessions.

Here's an article with additional FAQs on cost segregation studies that you may find helpful.

What would be my best route to take if we need additional finances?

Additionally, the study must be completed by “qualified individuals” and “professional firms” that are competent in construction, design, auditing and estimation procedures for building construction.So while a specific methodology isn’t required by the IRS, taxpayers must ensure that their depreciation deductions and classifications of property are substantiated with supporting evidence.

My wife and I are out-of-state investors exploring TX.We understand the TX market has been taking a breather but we love the strong fundamentals.

You may want to first explore cities that you are already familiar with.Think of cities where you grew up, went to school, like to vacation to or see family.You will have a better idea of what the good / bad parts of town than a brand new city that you are unfamiliar with.Best of luck.

Since you’re already in the LTR space and looking to grow, have you considered leveraging your commercial expertise to explore multifamily properties?

I agree with the others here that say you need to have some skin in the game, if you are going to live there yourself, get an FHA loan rather than owner financing, you can get a 3.5% down loan, personally I do not love these as they require  PMI which is an additional expense, and you also need  bring additional funds for closing at least for taxes, title, attorney and transfer fees . borrowing from anyone else for the down payment, to include a personal loan from the bank is not a good idea, those again will be higher int. rate.

Also, are you focusing on opportunities in your local market, or are you exploring other areas as well?