Metrics like 10-15% of ARV profit, COC, and the 70% rule all serve different purposes, helping you build expectations, safety margins, track leverage, and account for contractor turnaround times.In my opinion rather than overanalyzing numbers upfront, I would focus first on building strong deal flow.

I was more focusing on 20-30 minute commutable distance with a good school district (for SFHs) and downtown for MFHs. 

The right opportunities come when you focus on solving problems, not forcing deals that don’t make sense.There are sellers out there ready and willing to sell at a price that works for both you and your buyers.

In the meantime, expenses such as debt payments, taxes, insurance, and maintenance persist.Characteristics of a City That Enables Financial IndependenceTo maximize your chances of achieving financial independence through real estate, focus on cities exhibiting the following characteristics:Significant and Sustained Population Growth: Rental rates are driven by supply and demand.

In terms of a money judgement, I would be much more focused on getting possession back.

I’m looking into the flipping market and trying to understand more about it since that’s what I want to focus on and do in my life.

You need a commercial investment-focused broker with no seasoning requirements or not as strict as standard traditional guidelines.

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.

Seems that you are most focused on property taxes at the moment, but all of them really need to be evaluated for a complete picture. 

To invest out of state successfully, focus on building a strong local team (agent, PM, contractors), automating deal analysis, and using contingencies to protect yourself.