Particularly I am looking at some 6-plex and 8-plex units in my target market.

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.

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

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.

However, I made the decision when interest rate was lower and there was support for an appreciating real estate market.

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

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

But, the self-sufficiency test for FHA loans can be really difficult in SF, meaning that the market rent from units you will not occupy must be sufficient to pay for the mortgage payment. 

Fairmont is a good little market!

Being thoroughly familiar with the local market is key.