Every where you turn there are STRs going up on the market fully furnished because they couldn't pay the mortgage and bills with the rental income. 

Most land bank properties, Detroit or Wayne County, are trainwrecks and cost more to rehab than they are worth - unless the market keeps improving.Be careful on the next one, but keep improving Detroit!

I'm going to be taking some time to get to know people in my market as I kind of want to start local in Las Vegas.

Sorry, Boulder won't work; it is a tough market.

If I were you, then I would get the pieces ready, but seek off market/on market projects that make sense for you.

Unless you are finding off-market opportunities direct to seller, I can't imagine the deals working on BRRRR.

I was studying the market and my rent will be just enough to cover the mortgage and HOA fee now I might to pay out of pocket for insurance but don't want to sell it yet because the area is growing and might have good appreciation in the years that follow.

Very solid market, been investing there over 10 yrs and the rents continue to climb! 

Currently you have a STR lease and can effectively move anywhere the job market takes you.

One strategy is to pursue properties (in your preferred markets) that have been listed for sale for over 90 days (even longer is better).