Looking for mostly BRRRR strategy property.

If you haven't connected with local people in your market there are several methods here.  

if it is a BRRRR you'd pay the seller off when you refinanced into long term debt, either conventional or DSCR.i don't know anything about the location, market, etc. but if it needs a 40K rehab, you need to push the purchase price even lower than 140K, or it will not work as a BRRRR. 

In real estate I stick to tried and true methods for 28 years now.

If you purchase a rent ready RE investment this could be 0%, but at the opposite extreme a good brrrr can produce the now elusive infinite return (I have achieved this on most of my RE investments but believe it is very challenging in the current market to bp not be cash negative after the refi to extract the added value.I expect to make an offer this week.  

Unlike investing in random properties, their methodical approach ensures that each investment is strategically placed for the best potential.

Flipping works well if you’ve got solid contractor connections, while rentals (like single-family homes) can be great with a BRRRR approach.

If I were in your shoes, I’d look at the BRRRR strategy (Buy, Rehab, Rent, Refinance, Repeat) to stretch your liquidity while building equity and cash flow.

-i mentioned BRRRR because you said "acquire around 3 properties in cash deals that need fixing up, rent them out" - that's BRRRR. 

From SFH BRRRR, flip, or complex syndication apartment deal they all require effort.