My experience with PPR has been consistent with yours, as well as the search to find them.  

I did a direct rollover for a rental property.question: Can I deduct repairs from the remodel as well as take advantage of the depreation schedule as i do on a triditional financing. 

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@Shaun OrtizThe BRRRR is alive and well.

Obviously, their capital gains are well beyond the $500k primary residence exemption. 

Yea they would keep that in place and you'd get a second position mortgage for the rest at, well, higher than todays rates.

If you can find an investment that pays for itself, you won't be so nervous about investing.I also recommend you educate yourself on how to manage well.

Here are pockets I focus on for cash flow:West side - West boulevard, Cudell, Clark-Fulton, Jefferson, Bellaire-Puritas, Old BrooklynEast side - Fairfax, Buckeye-Shaker (the north side), Waterloo Arts District, Garfield Heights, Maple Heights, Newburgh Heights, Lee-Miles (the north side), BedfordHere are the areas that I focus on for appreciation:West side - Lakewood, Edgewater, Old Brooklyn, Ohio City, Tremont (above 490)East side - Buckeye-Shaker (the north side), Waterloo Arts District, Fairfax*I have a graded neighborhood map of these areas as well if you would like to check it out.

It's likely you'll be able to raise the rent as well with the upgraded unit and you can look to market it during the time of rehab. 

Just because people gotta eat doesn't mean any place selling hot food will do well.