I believe the best bet to get a good deal is to target pre-foreclosures with good chunk of equity.

Like contact cases, wrapped toothbrushes among other things.They do get used and I am sure they are appreciated.They might not state it in their 5 star review, but I am betting that it creates positive thoughts and that helps the reviews.

Ive seen what you do and I bet you guys are just over thinking this. 

Your best bet are still the Townships - they have the best schools in the county with the least restrictions. 

Kind of like todays guy Pace Morby  lots of BP folks take a shot at him but I bet he has made well over 50  million selling his system.

You are betting too much on the refinance portion if you try to BRRRR with hard money.

I am betting for the appreciation of the house in the next years because I don't think I can cash flow in the first years.  

If you don't want the property any more a 1031 is probably your best bet, unless it's got a huge capital gains capture in which case you could just take your tax lumps and collect your funds. 

Here's the bet: - "Unemployment" is not about to shoot up.

I'll bet if you take this strategy on a forum that consists of accredited investors or qualified purchasers, you'd get laughed out immediately.