I've learned that the on-market opportunities just don't have enough margin and are too risky for flips.If you have any off-market leads or know where I should be looking, please share them with me!

It's also a risky one (IMO) for people new to real estate investing. 

Any time you are not living in the property it is more risky for the lender.

I would say hire another you when your value proposition begins to slip (e.g. you can't stay true to your boutique goals because of the volume of work) or when the work is too much for you alone.  

A key risk is the due-on-sale clause, allowing the lender to demand full repayment, though enforcement varies.Keeping the property in an LLC provides liability protection, shielding personal assets from lawsuits.

Technology makes long distance investing possible, but it's still easier and less risky to do it close to home. 

@Greg P.There are a lot of unknowns in your proposition.  

New build build-to-rent is very hard and risky.

There is always risk, and these are highly risky and regulated techniques.

Risk is the rehab part.