I'm not even really sure what method/niche I want to pursue.

Cosigner had good credit, but we asked for income info - so, we could pursue them for nonpayment and maybe garnish wages if needed.

If you are pursuing distressed homeowners -- "We Buy Houses" is a turn off for them. 

@Bria Johnson Cold calling is fine and all, but, pursuing only one such marketing strategy won't get you far in the long run.

@Robin Roundtree, like most markets, cash flow here in Atlanta is extremely tight unless you're pursuing a creative investment strategy like rent-by-the-room or MTR.

If you are looking to do this owner-occupied, conventional may work, but if you have issues qualifying, you can run the numbers as a non-owner-occupied property and pursue a DSCR loan.

In other words, should I wait to pursue a BRRRR project until I can qualify for the refinance or are there ways around this hurdle.

Many you pursue will be "wolves in sheep's clothing" just looking to make a fast buck off your inexperience. 

Interestingly, these are also the qualities found in those who pursue the thrill of flying—be it through powered paragliding, ultralights, or fixed-wing gliders.I’ve discovered that my passion for the skies and my real estate investment journey share more in common than one might think.

Our experiences taught us about equity, the intricate dynamics of neighborhood politics, and the resilience required to offer comfort and shelter in the face of adversity.The property became a haven for individuals and families striving for a better future—students pursuing higher education, young professionals embarking on their careers, and families caring for loved ones.