As an appraiser I can get a more accurate market value than the Z-Estimate and I'm comfortable researching County Records.

Can he comfortably cover the payment is he gets a POS tenant? 

@Steven Hellinger I know times are a little uneasy at the moment with this virus going on but if you were comfortable and wouldn’t mind meeting up, I would love to hear more about your investment career and the area of Bristol from your personal experiences.

If you don't feel comfortable picking funds at Vanguard, you can always pay an advisor an hourly fee (don't pay more than $150/hr) to set you up.

Check with your lender to make sure they are comfortable lending with this period of 3-6 months where your cashflow is light.In terms of updates and tenants, it sounds like you may have time to complete them at the end of each lease expiration.

The method you mentioned (BRRRR) is operating on the calculated risk that the property's value will appreciate enough (after renovations) that you can pull out a comfortable amount of cash and use towards your next purchase... all while the potential rental income from the newly updated property going towards paying down your loan balance. 

Fast forward to now, I’ve got a much better paying job, more funds, and prices seem to be coming back to a point that I’d feel comfortable with. 

The main issue is that you don't have time to do the title work so you would need someone comfortable with reviewing the title themselves and putting up the money without getting a lenders title policy.

How comfortable are you devoting time to researching tax code and methodology to prepare a cost segregation?

For some, it make them feel more comfortable should the trade's insurance max out for some reason.