Would brrrr work in a cheap market?

[Caleb Scott]

Here's my problem. I am looking to invest in Springfield mo and try my hand at BRRRR. I like the area because there's plenty of run down single families for sale anywhere from 30-50k much of the time (prime candidates for a BRRRR) but then I hit a problem. Properties aren't only cheap here. So is rent. So even if I bought a fixer upper for 40k put 20k into rehab, all in for 60k got it rented and refinanced and say it comes back for 100k. I get the refi for 75k and get some money out of it! That seems plausible in the area. But the average mortgage of a 100k house here is about 600$ the average rent of a 2bed one bath house up here is about 800. So nice, I cover the mortgage, but what about cap x, repairs, vacancy, and eventual property managers budget? Is this market just not going to leave Me cash flowing rentals? Any advice or critiques of my thinking welcome. I want to build a detailed plan to BRRRR to lvl 1 financial freedom, but to do that I must leave behind at least 200$ pure cashflow a SFR. And I'm not sure if I can do that here anymore. Is it the market or me? What can I do?