There are a couple spots around town I would avoid, but I chose to raise my kids here and have never been concerned for their safety. 

If you rent out property and want to sell, you need to just cut bait and sell, and it's obnoxious not to let your tenants know you are going to be selling. 

Such a short timeline doesn't give you any real margin of safety since you get out of debt, then right back into debt shortly thereafter.This depends on your current interest rate though.

  $200/ MO CF is our cut off on any deal. 

In the mountains I imagine it is a hot tub, views etc.Using a tool like AirDNa can cut down on research time sifting through listings and gives you a better idea of occupancy. 

If we go by the BRRRR method, we're already going to buy and rehab it, then would it not make sense to just flip it at that point and cut out the need to deal with tenants, home damage/repairs, refinancing, etc.?

While proximity to developing scenes and amenities suggests upward potential, the nearby "war-zone" area could raise significant concerns regarding safety, tenant quality, and property value stability.

It's all very clear cut, simple, LEGAL and with protections you don't have in Sub2. 

This is a big problem as its cutting off my rental income for all the blocked time on VRBO so any insight is greatly appreciated.

Not legal or accounting advice but when someone says that it would Make me nervous about type of work they do as if they cut corners that way what other ways they cutting corners