I’d love advice on leveraging my existing assets, navigating seller finance deals, or other tips for scaling effectively.

Yes BofA is all over the country but if you go to your local branch it's pretty likely that loan officer and/or office wouldn't be licensed to operate in another state. 

(But not for a “I’m going to live in it 50 weeks out of the year and rent it out two weeks”, IMHO, if that was your idea.  

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

Timelines, budgets, quality of finishes, they all need to go well for your exit and if your in bed with a GC that only cares about himself then all those things will not go right for you, but he'll still get his money.People really underestimate the following:1) The cash they need to close and carry the project2) How hard it is to have a GC stick to what they promise3) How long it may take to exit through a sale

That's most likely going to be a C- neighborhood or lower so there could be more perceived scale to BRRRR, but a tougher decision on how to renovate at that price point and possibly harder tenancies.I would get to real estate investor meetups in your area.

Quote from @Paul Zofsak: Not sure where this should go so I'm putting it here. 

Keep watching the market and align yourself with people who are actively buying, they will have their fingers on the pulse of what is going on. 

I just do all my bookings over airbnb, its too risky to go direct as the guests aren't covered by airbnb insurance.

I’ve never had a realtor go over one of my inspection reports with me.