Like you said, you have to make deals and look outside of the typical markets. 

.: I am trying to learn and understand... someone told me that its not just size of the home or level of the flip that determines profit, and that in some markets, what is considered a typical profit is 300k based on the 70% ARV formula.

The cost of a cost segregation study varies but typically ranges between $1,000-$15,000.

Maybe selling is an idea worth considering if the house is a Mona Lisa and kind of beyond the general reality of typical tenant's maintenance obligation and ability, and they aren't paying for the additional quality.If you really want to keep the home, you may find a way to be very happy about it with the right team, whether it be property management, electricians, contractors, or tenants.

The price point for a positive cash flowing single family house rental is typically 120-180k purchase price here so I am sure you'll be able to scale very quickly here with the capital you're working with.

Must be able to handle all typical investor transactions (assignments, wraps, lease/options, etc.).

Also, consider this copy & paste advice below:Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a Class A property in Class D area, what quality of tenant will you get?

I have seen a lot of folks that typically BRRRR pivot to flipping for the time being.

I can only think that this grows as we move into the typical buy/sell season.I assume that your buyer funnel is full, and a lot of people have the want to buy with a constraint or two (rate mostly) of some sorts and you're working with them to execute their purchase at the right time while working around their constraint.

Most out-of-state syndications or hedge funds wouldn’t typically consider the cities you mentioned.