Most people only have luck with those properties when they are local and can keep an eye on things.Cassi gives good advice, it could be a great investment, depending on your appetite for risk. 

I don't know exactly when/how those will impact supply, but it has me thinking maybe to focus on 3br's for now (assuming 2br and 1br will be bloated and rents suppressed for awhile).Are there any local groups or meetups you can recommend in Moses Lake?

I also actively look for great insurance companies that have an “appetite” for providing insurance for investors.

Insurance companies have "appetites" which is what they call their target markets.

I've grown to learn that not all banks or lenders are the same and they have different appetites for certain types of borrowers, collateral, loan types, etc.I've definitely done BRRRs in my market without seasoning.

Some commercial lenders may let you do this via them placing a second mortgage on the duplex, but I've not attempted this so not sure what sort of appetite there is for this kind of loan.If you're going with a commercial lender, just ask them what they can do and they'll tell you. 

We’re in Phoenix/Scottsdale area and I had the idea of killing two birds with one stone, mainly to wet my wife’s appetite for money, income, and FI.

Every group has a different appetite, and it can be a challenge to match the right group with your specific type of deal. 

The broker will likely have better knowledge of which lenders have an appetite for a first time 1031 borrower from California, for example.Another thing to consider is to buy a smaller property that you will not have to borrow money at all.

All meters are pulled and the city has told me that the building has to be brought completely up to code and have a fire suppression system installed.