If you know any that specialize in dayton or are local I'm all ears :)

No homeowners policy of any type covers flood - you need a special "Flood" insurance policy for that.What happens if the home is damaged between guests?

Hey @Jake AndronicoI know you specialize in Reno but since it’s close I thought I’d ask. 

All good reading and listening, education is best and if you want to learn you have to ingest as much information as possible.I read many books that helped me, but my go-to is listeining to at least 2hrs of podcast with real examples per day.One very important things that "want-to-be" fails is to understand that real estate has many different specialities, so you have to focus your time in your real project.

Here’s a quick overview of potential pros and cons, along with general advice on working with hard money lenders like them.Pros:Flexible Financing Options: Rehab Financial Group often specializes in real estate investing and provides hard money loans for BRRRR deals, which may be a good match for your needs.Quick Funding: Hard money lenders like Rehab Financial can sometimes offer quicker access to funds compared to traditional banks, which is important for BRRRR investors looking to move fast on properties.Cons:Higher Interest Rates: Hard money lenders usually charge higher interest rates than traditional financing sources.

Properties in high-risk flood zones (Special Flood Hazard Areas, or SFHAs) must maintain flood insurance if they have a federally backed mortgage.Flood zones still matter for:- Mortgage Requirements: Lenders use flood zones to determine whether insurance is mandatory.- Community Floodplain Management: Flood zone maps are essential for local governments to manage floodplain development and maintain eligibility for NFIP participation.- Risk Awareness: Flood zone designations still help people understand general flood risks in their area.Elevation still matters under Risk Rating 2.0, but its role is handled differently compared to the old system.Under the old system, elevation certificates were often required to calculate insurance rates.

Wondering if there are any good property management groups that specialize in this in this area?

Hard money and private investing are both ways to finance flips, but they work a little differently.Hard money loans are typically from companies or private lenders that specialize in short-term, high-interest loans.

Also, I think you need to have an accredited investor status before you can invest, so that may explain why you don't have as many people talking about it.

Find an architect who specializes in this type of work, and who is very familiar  with the building department