So far it's worked out as a few of my contractors place the orders with their distributors and then I call in for payment (@Svetlana Kazantseva - this might be a good compromise).  

Even when the a street has both the plex properties will be on the lots that are less desirable or lots that are large but can not be divided.So, any solution that focuses on a plex and a family home is a compromise.

Pretty much every time I talked myself into making a compromise on our minimum standards I regretted it later.

I think BRRRR can still work really well under 2 conditions: 1) you have another substantial source of income and your capital is somewhat renewable (I don't) or 2) you're willing to compromise on your target areas and move to secondary, tertiary, or out of state markets (I am not) or 3)  you're very lucky and/or skilled at acquisitions (I am from time to time).  

So you would have to compromise on one for other.

Don't say privacy because if you are buying & selling there has to be some compromise there.Thanks...Bill 

You can compromise without loosing good paying tenants if they pay on time. 

Perhaps they'll come back with even more compromise after their sabbatical. 

I think the next step would be finding a compromise in location.

Based on your assessment, it feels like the only way for you to buy something now is to make a compromise that you don't want to make or to get out over your skis a bit more than you'd like. 20 years from now, it won't make much of a difference whether you bought something today or two years from now.