Just the nature of the business 

With my background as an electrical contractor, flipping seems like a natural choice, however, I'm also interested in BRRRR as I'd like to hold some properties and rent them out.

I think we know it exists, but without any type of advertising, im not sure how many "regular" people know it exists and to use it. 

All income to a traditional IRA has the same tax treatment and any earnings will be considered regular income when distributed - whether from stocks or real estate. 

What I am finding is that the lots within HOAs sell for double or even triple of lots in regular communities.

First, always aim for clear and regular communication.

What you are doing now is changing the nature of your business model and that costs money. 

If there's local boom in industry we should see the effect in immediateterm not in short tem, so what really happened in 2020-2022 is really big mistake by Fed.Also it seems very natural that in the next ten years we see lot of consolidation in the big business, much less small biz owner, and everything is owned by the conglomeration of some very powerful big names that generates cash from their operation.America is going to be more controlled by big company regardless who is in power in the goverment. 

Does it happen regularly and no one catches it, sure.

Scott from Bigger Pockets speaks there regularly.