Generally, ditching a PM and starting anew is just building in weeks more delays, and the answer is to tweak what you have. 

@Amir PortalStarting the BRRRR strategy in the Dallas-Fort Worth (DFW) area is a smart way to build your real estate portfolio, especially with the area's growth and rental demand.

Detroit is a great city to invest in one just has to be aware that is is a block by block city and to be careful

Also, without even looking at the plans a 7 unit building will likely have flawed floor plans and/ or an inefficient layout unless its an irregular site.

Telling sellers everything wrong with their house and justifying your offer with repair costs doesn’t build trust—it kills it.

Build cost low.  

Educate yourself with books, podcasts, and market research, define your goals, and build a team of professionals to support your journey.

However, the road block I face is getting to a point where I think it’s an “ok” deal (meaning it’s not fulfilling the 1% rule, but more like 0.75% and little to no immediate renovation cost/typically a new build townhome) and then I start to question whether I could find a BETTER deal if I just keep looking.

Quote from @Sabian Ripplinger: i want to possibly use hard money this year to grow quicker   and can you use them for new builds  who should i use and  any tips?   

From a lady that gave up a pantry and then requested her husband to steal from the garage space to build a pantry :). 3.