I’m seeking anyone who could be a mentor/coach, someone I can shadow, or someone I can reach out to just to pick their brain.

Letting contractors in, checking work out, doing something myself when the person who promised to do it doesn't show up.it sounds like you've ruled in-state out but why not un-rule it out and pick a market you don't have to fly to?  

We make all the money in upgrades, so if you are thinking about walking in to a model home and pick all the upgrades they offered, you will get slaughter.

Super aggressive, pick up another PT shift on weekends.

Correspondingly, only the owner takes a hit if they bought the wrong property, overpaid, picked the wrong PMC, etc.Over the years, we've had numerous owners try to get us to share more of their risk - for free.

My buddy actually lives in Henderson, so perhaps picking a place close to that would be the move and get it at a 6.5-7 cap.

I like working with the Architect we picked.

I did mention the general neighborhood that has the word “Lake” in it so the AI must’ve picked that up.

It'll be a bit riskier than buying something already renovated, but if you have the right team and numbers in place you could pick up some more equity on day 1, have less money out of pocket, and have something that produces some cash flow. 

So you can of course cherry pick those and stay low risk, but then you're much less likely to hit your $120K/year since you can only do as many of those deals as come up and you successfully beat the competition out on.