The purchase price of the property is at 55,000$.Cost of repairs Max 25,000(I always go with higher numbers could go way lower) ARV through the hard money lender is at 89,000$ ( consulted with a real estate agent and his broker they came up with 100- 110,000$ arv) hard money lender wants $20,300 for closing cost.

Seems like an easy questions, but can't seem to find it on the forums already....For an out-of-state rental I'd like to purchase with conventional financing, do I need to find a mortgage broker in the state the rental is in or can I use a broker in my home state? 

So you want to work with a good insurance broker there. 

I'm just getting back to this direct-to-owner approach since the deals I'm getting from brokers are priced like crazy-pants.

By "short timeline", I simply mean the quickest path - I understand this is a complex industry where an established track record is a must-have.Would getting my Commercial Real Estate Broker's license and working for a Commercial Brokerage, or finding deals for experienced syndicators (without a broker's license), better serve me in reaching my goal as quickly as possible?

I currently work the Miami South FL area as a Real Estate Broker and also invest personally in the local market.

@Matt Tallent Have you spoken to any mortgage brokers about your needs?

-should I talk to a mortgage broker about the refinance before getting serious about a deal?

I was told by an  appraiser and mortgage broker that having a  Legal rental unit on the property makes it a 2 unit property.

They provide all the listings, you just have to show the apartments. 50/50 commission on rentals where the broker got the listing and and 85/15 on ones where you get the listing.