You want lower land cost with high rental demand unless you're a reno expert and flipper which not 1% of real investors are. 

. - The people that are monetized on actually closing deals are all saying this thing is highly implausible. 

Option 2 is high risk, as financing may be tough on your situation.

The BRRRR strategy was great a couple of years ago, but it's much harder to do now because of the high interest rates.

The reality is about a year ago landlords could sell their properties at a high price without actual NOI.

for me, the ones that cashflow the most are the ones that I bought with 3% long term debt, they were new (low maintenance) and they are in high appreciating areas(just a bonus but does not impact cashflow).

But if your goal is to cashflow positive from the Day 1, you may find it very challenging due to current day interest rates, high cost of construction and the fact you won't have the efficiencies of a seasoned developer building at scale.

Prices remain relatively low, but appreciation may be slower.Monroe: A mix of cash flow and appreciation potential, Monroe has become a popular choice for investors, especially in areas where new developments are popping up.Appreciation-Focused NeighborhoodsBallantyne: A well-established area with high demand, Ballantyne offers excellent long-term appreciation potential, though cash flow opportunities may be limited.South End: A booming urban hub with a vibrant retail and restaurant scene.

And therein lies the risk of high-leverage.  

This influx of high-paying jobs (averaging $60 per hour) is expected to draw a significant number of professionals to the area, boosting demand for housing and various services.