@Mindy Jensen - Wasn't there something about how "Adding more people to title" could boost the primary residence cap gains exclusion from $500K to higher number?

Also, you could consider buying something with "hard money"; this comes at a higher interest rate, but you might be able to get into a property and either flip it or refinance it.

Tampa can work, but yes, taxes and insurance are higher and might keep cash flow tight.

I've been surprised at properties that have passed conventional financing though...and even FHA....also, one could present 2 offers to seller--one for a cash offer and one for seller financing (at a higher price of course). 

Nonrenewal rates were nearly 80 percent higher in Zip codes that faced the highest risk from insurance perils such as strong winds and wildfires compared with the lowest risk areas.

While the borrowing costs are higher, I’m exploring strategies where the returns could offset this.

If you are married - put each one in a single name and you can then have 20 - there are higher qualifications the more  you have though.

Detroit would be a solid option if you're strategy involves a little more risk for potentially higher cash flow. 

Unless you are finding off-market opportunities direct to seller, I can't imagine the deals working on BRRRR.I completely agree that the current market makes BRRRR a much tougher strategy to execute, especially with higher interest rates and tighter margins.

(Your income will be $10k higher if you self manage, but as I mentioned before, you earn that $10k by acting as your own PM.