btw - I’ve saved some of these recommendations and am actively looking in Indianapolis. 

I’m active in Huntsville as an investor and turnkey property manager.

One theory is that the investors see population increasing in these areas and are willing to deal with the ridiculous local laws This actually isn’t even necessary true, the placest with the biggest per capita housing production or “investment” is in the sunbelt, the expensive cities produce a shockingly low amount of housing, obviously zoning laws play a huge role in that as well, but even when you looking up institutional investment in existing properties it’s mostly in the sunbelt, most people who own big buildings in hcol areas just bought them decades ago when they were much cheaper, even D.C. has has like a 4-5 fold increase in value in some areas in the last 15 or so years.

For example, we have a multifamily deal in the boroughs where the contract rider specifically states if the owner cannot deliver the property by X date, the purchaser can back out with their deposit.If you have some flexibility on the contract, you could continue shopping active deals as backups.

The thing I am working on now is getting all of my pieces together to understand the roles each person will play in my business.

The only problem was doing nonproductive activities.

I don't use the rent zestimate for the property itself, I look at neighboring properties that are actively for rent.  

The BRRRR strategy—Buy, Rehab, Rent, Refinance, Repeat—played a pivotal role in this growth.

A PM company in California is required to have a broker officer, so either your dad can take on that role and put you in charge of the operations, or you can obtain your broker's license first.

The renovation budget can be artificially inflated so you can have a "cash pillow" for maintenance or anything else really.The conventional loan for purchase and rehab is the most commonly used by investorsIf you have a company it is also possible to apply for loans but it is necessary to have at least 6 months of activity.