I would also suggest that you find a meetup in your area of real estate investors that actually does BRRRR deals and will take you on a walk thru of one of their deals. 

I feel like I might even come out ahead on the appraisal after the build is complete and walk away with my initial investment ?  

I'd be happy to walk you through the process if you have questions, just DM me.

It's written into the lease that tenants must deposit their rents into that particular account (either by online bank transfer or by walking in a check/cash); I do not collect rents directly, nor would I if anyone asked.

People (and their dogs) walk by on the path.  

Instead of giving me excuses, brushing me off, ect ect, my taxes were done in 3 days.My tax liability went down by 10k with my deductions (now finally added) and my new CPA charged me $1300 for my business, personal and WALKING ME THROUGH THE WHOLE PROCESS.True Books charged me $6500 to get to this point (and wanted another $1500 for the final leg) to basically have me rack up fines, brush me off and gaslight me as if this is the norm.I'm writing this review as I wish someone had written it for me. 0/5 stars.The only thing True Books got done in a timely matter was the cashing of my checks.Sorry!

That being said, I walk away from a lot of deals. 

Keep in mind though it takes some long term relationships to pull off Horizontal and get bank rates.. your not going to just walk in and get a loan..

Build, Rent, Refinance, Repeat and doing it in 3 zips where margins are good. 3 story walk up infill. most markets don't have low priced inventory and new construction sells at premium. look in your local market and see if that strategy works or the economics exist. our main market is Columbus Ohio. don't give up

For example, I once walked away from a deal in Austin becaus rents lagged behind the crazy property appreciation there.You mentioned employment levels and income-to-rent ratios... great calls.