My only hesitations are obviously all that's going on right now with COVID-19, and I just saw that the number of unemployment claims eclipsed 3.3 million last week.

As I scale the BRRRR strategy, taking on 1-2 properties/year (ballpark), won't my debt eventually eclipse my W2 income and thus disqualify me from additional loans? 

After 9 months I Refi the property with Eclipse bank ( smaller bank)(closing cost 3k) ran into a 1 problem the house had gas heaters that count as space heaters in the home appraisel so the underwriter would not approve unless we had HVAC, so I went through with installing the Hvac bc I plan on moving and section 8 this house (6k) the house appraised at 139k, I have no $ in this deal and 30K in equity, 2/18/2020 complete1. make sure you find a loan officer that is knowledgeable, upfront, and credible (they stick to what they say) I didn't like either bank I did business with ( I will try a different bank next time)2. make sure you know the credit score it takes to get a refi usually the better the score the less it will cost you3. make sure the bank that you choose gives you the ARV of the home not what you bought the home for and how much you put into the home4.

L&I launches new/updated Eclipse system starting March 16th.

By stroke of luck & good timing, L&I rolled out their eclipse permitting system right before the shutdown.

What I mean is that if you are sure you can make a 20% return then shoot for that, dont shoot for the 35% that  if the stars align and a lunar eclipse happens on the right day as well you might get.

Sometimes, like last week, they offer a .25 cents a sqft pad rebate making the pad free.I use Tarkett Eclipse vinyl in Beige Slate for kitchens, laundry and baths.

This is followed by a sharp drop that lasts through the end of the year, where demand begins to eclipse supply. 

I'd chase for a return that at least eclipses inflation (2%-4%) because if it's just sitting in a Savings Account there will be an opportunity cost of not investing.

Did you get a good view of the eclipse over there?