Is this ok, or is this a terrible first BRRRR? 

Since you already know that you want to focus on BRRRR, next you should identify your market.

Cash for keys is definitely the best way to get people out in the day when I was very active at court houses steps cash for keys was by far the best way to get folks to move and bad tenants in a state with bad eviction laws to me would be the preferred method. you simply pay them when they are leaving the house not before.. that works fine and you give them more than 1k .. you make it worth their while..

Have you done any research on what method of investing you would like to do?

I have a 6-figure land business & am just here to help (no affiliate links).The best land investing program I have seen is Jonathon Haveles with The Land Method and Land Riches Blueprint. 

BRRRR all comes down to finding the right distressed properties at the right price, then identifying the right long term financing. 

Since the funds are business credit, you wouldn’t have to worry about personal financial strain, and it allows you to keep your capital intact.I’ve seen investors use this method in various ways: some use business credit cards (with 0% APR for 12 months) to pay for renovations or bridge loans, others use business lines of credit to cover larger gaps.

Find Brandon's videos on YouTube for the "four square" method of analyzing homes and practice.

Unfortunately, while there are other methods to acquire investment properties, the reality is you need cash and reserves to plan and set up your investment portfolio accordingly. 

If acquiring, do you want to fix/flip or BRRRR?