If it turns out well a good lender is worth their weight in gold.

The typical clients that seek out cost segregation studies include:Real estate companies that buy and sell multiple properties each year.Individuals with a portfolio containing investment properties including apartment buildings, multi-family homes and even single residences.Franchise owners with properties that are similar to one another such as assisted living facilities, storage facilities and golf courses.Business owners of hotels, food facilities, shopping centers, restaurants or manufacturing plants.It depends on the type of property, but generally 15-45% of the building’s costs can be classified into assets with a shorter life.

You do not want this to become your problem.

It's a whole other thread to get into but do some research on the issues with commercial real estate, Ben Mallah is a recent high-profile additional person to come out publicly on this and who is putting his $ where his mouth is. 

Before you spend your money here, check out The Ultimate Guide to Grading Cleveland Neighborhoods for a lay of the land.

I don't know of anyone local that will do this, unfortunately.

This is often achieved with written documentation, such as a formal ROW request from TxDOT or other correspondence indicating that condemnation proceedings were possible if no settlement was reached.

This habit is critical for real estate investors because it forces the maximum ROI out of every dollar spent.

I own 5 sfr in San Antonio and rent them out with a property manager handling all details. 

Those will convey the idea you are trying to show.I wouldn't rule out the family pics.