The only way it would make sense to have little cashflow is if the location is PRIME and you are betting on appreciation over the next 5 years. 

Bet with your income and LCOL you generate $2M+ on that alone.From there think about how you want your wealth to look at that time.

Your best bet to find a BRRR deal (or even a flip deal) is to connect with off market resources (wholesalers, agents that specialize in this space), or to cut these people out and source deals yourself.

I think MBA makes more sense in CRE, but I bet they're not hiring right now due to the crisis that we have right now.The sector is so minuscule, so I'd guess the MBA is more useful if used in different sectors, like management consulting, for example.

But take actionable progress in the area's you identified you want to bet on.5) Have some conviction the direction your going, #1 will save you from some mistakes.

I suspect at 5 million cash investing in long term municipality bonds at 3.5% yield (but tax free) which gives 175k/yr post tax is probably your best bet, but it depends on what lifestyle you want.

@Landon LehmannI bet!

For first time investors, i think that the BRRRR strategy is a pretty safe bet.

Your best bet might be to check with Planning and Code.

That's probably your best bet, but it'll take a fair amount of digging to find a worthy one in a zone that allows it.