the key to a BRRRR, whether it's going to be an STR or LTR, is this:distress.you need to find a significantly distressed property, such that you can increase the ARV via the rehab. 

You could also list the property FSBO at a reduced price since there wouldn't be an agent.

A buddy of mine here in San Diego once helped a first-time investor navigate an 8-unit purchase in Eugene, and over coffee in Old Town, he told me how the local property manager there saved them from a zoning hiccup that could’ve turned ugly.

However, even issuing a five-day notice can be an important step before filing.

That will be an important piece to this depending on how you plan to source your capital.

@William Kwong- it's been a while. we should grab coffee again.

I'd love to take you out to coffee and talk more about REI!

I say Keller Williams because I used to be an agent there and I know they are a large brokerage world wide. 100% of $1,000 commission is still better than 100% of $0 commission. 

Take them to coffee and pick their brain. 

Yes they usually have HOAs and that could be an advantage to keep property values up.