Some folks have gotten used to low quality landlords that don't fix things and think that is normal.  

Makes sense, why would an investor like yourself pay the same amount as you when there's a ton of inventory in a low barrier of entry neighborhood.

Low risk properties have predictable returns, predictable returns are better than high risk high returns. 

Downside is you won’t get the equity accumulation - but if you did this in conjunction with the properties that may not cash flow - the private lending income could help offset the low to no rental income from appreciating properties - so you get the best of both worlds without double the mortgage payments hanging over your head.

/Lowes goes through how many hand's?

I also asked about any plumbing issues, which I would get inspected during the due diligence phase, along with other major concerns.While I don't have much experience assessing houses and determining the extent of repairs, I’ve spent a lot of time in stores like Home Depot and Lowe’s.

Look at how many people are doing seller finance right now lending money at stupid low rates and not taking the cash...

Should I put heloc on the 3-plex due to the current low rate and use the cash to BRRR?

This home had a HUGE delay that cost us thousands of dollars.The group that put in the underground plumbing dug the plumbing too low, and by the time we caught the mistake, the slab had already been poured and the septic tanks installed.We had to dig up the septic tanks, install a lift station, and reinstall the septic tanks.This all happened during 2 hurricanes, which caused even more delays.Time kills deals.This is why you need to 1) be conservative with your timelines and costs, 2) add contingencies to your budgets, and 3) have a healthy profit margin.

Given that the house is paid off but has $27K in back taxes, you could offer to cover those taxes upfront in exchange for favorable terms on the remaining balance—like low (or no) down payment, and small monthly payments.You could also negotiate for a subject-to deal where you take over the property subject to the taxes, while still securing control of the property for your BRRRR strategy.