As for value of degree, you can make an argument in either side.  

Extended kitchen cabinets to ceiling to help look custom, changed all light fixtures, added cabinet hardware to cabinets, added accent walls, added swing to front porch.

Ironically, platforms designed for real estate (Zillow, Apartments.com, Rentler, etc.) produce very few tenants for me, compared to FB Marketplace (and I also find a lot of their functionality to be user un-friendly, from the landlord side). ...you'd think that platforms custom-made for real estate would make the process a snap for landlords, but it takes me a lot longer to post and manage rental listings on Zillow or Rentler than it did on Craigslist.

My plans in Charelston SC that tend to be custom will take 60 to 90 days and cost 10k or so. but they still get check sheets to..

My argument is simple—real estate, unlike most assets, doesn’t actually lose value over time.

If you don't have the downpayment, go make some cash so that you do, either through saving from your normal income or some real estate investing efforts.Your point on debt paydown, although true, is not relevant to the argument of BRRR vs. traditional rental.

I understand the argument that the general public should not be restricted from investing in “highly profitable” deals, but what tends to end up being offered to unaccredited, unsophisticated investors in the “junk” end of the investment spectrum. 

Neither is spraying a yard so his argument is meaningless.

We have a lot of customers at the moment who are strongly considering lifting their homes.

That's great that the bank who currently holds the note wants you on 20 year or 15 year amortization, they view you as a captive customer, they don't have to earn your business any more, as far as they are concerned.