On paper it may not show as much cash flow as some of the lower priced pockets but there's a much higher probability of a safe, reliable resident that will make your return much more consistent and passive over time. 

Need some reliable contractors  , thats quick and wanting to build their profile.

I still have the 20% discount on paint (thanks to the agreement: "BIGGER"), but am locked out of Elite. 

I would recommend you shop around, but since rates have skyrocketed the past 3 weeks, you are unlikely to find a better deal than what you locked your rate at in with your current lender. 

Possibly locks, ensuring all the windows are closed, putting up no trespassing signs.

I am replacing the balances and pivot shoe locks. 

So you need to lock in Low rent at or under $12/sq foot if you want to survive in the coin laundry world.

I was so locked in on the cashout refinance portion of the BRRRR and kind of brushed off the part of what if I do actually have to sell, which I am in now.

However, no-one will finance this until the lease is locked in place. 

They will have those assets locked down so you can’t use them for about 2 years until you can get an appraisal to release them with your new equity.I would stay away from relatives funding.