Knowing how to use many different strategies allows the REI to take advantage of markets/properties that are available, but that other REI's can't make work. 

Sounds like you have a good plan moving forward for your investments and great markets selected for BRRRRs. 

Both Raleigh and Greensboro have their advantages, but with your experience in Greensboro and proximity to Cone Hospital, MTR (mid-term rentals) could be a strong option, especially for traveling nurses or medical professionals.

For reasons I don't yet understand, if the property is sold I cannot take advantage of a 1031 Exchange and my gains will be taxed as income, which will be 35% federal and 11.3% CA income tax. 

Wondering is 1- Anyone else thinks of their portfolio in a similar way2- Anyone else see advantages (or disadvantages) of “dividing” your note portfolio into these two different arenas3- Anyone else distinguish between “passive” investing, “active” investing, the investing “business”. 

Remodel while the property is still in your name to increase its basis, which can reduce future capital gains taxes, and take advantage of the capital gains tax exclusion if you sell within three years (up to $250K for single filers or $500K for married couples).

The live-in flip model naturally slows the pace of acquisitions, so I’m balancing that with a parallel strategy: generating cash flow from an ATM business to fund BRRRR investments, which will later transition into Build-to-Rent.On the tax side, I’ve been considering 1031s, cost segregation, and STR tax advantages to optimize write-offs.

Renting out one side can help offset your mortgage, which is a huge advantage while you're building financial stability.

This way they can take advantage of programs they have access to but have little knowledge of (for the largest purchase of their life). 

By having a second pair of eyes throughout the buying and selection process, you'll end up more realistic expectations.