To your point, the BRRRR strategy actually lets you limit cash in a property and limit leverage, minimizing risk and maximizing yield. 

Only C/D neighborhoods or those with minimal chance for appreciation (20 minutes+ outside of Huntsville/Madison) are getting 1%, and that's not a slam dunk either.  

I don't waste my money on insurance hoping the sucker burns down and I make bank.

My suggestion is to not waste any more time and proceed to FC.As far as mitigating the risk of the lawsuit, the best thing you can do is to make sure you and your servicer (as much as you can) are 100% compliant and doing everything by the book.

Ideally, we're pretty close to the top so the upside I'd be giving up is minimal. 

I learned you have to negotiate the right price up front and stick to the real numbers so as to not waste time on a bad deal.

@Ann Nguyen You can also look to replace your lawns with mulch, rocks, and drought resistant plants to minimize water use and dealing with sprinklers. 

4-6 units, for simplicity.How to minimize it❓Can you share your best practices 😎❓

Your tenants might hesitate due to such a ugly view, but you could do a lovely screening patio or fence and minimize that, also.

If I was starting out again I would buy a 2-4 unit put 5% down and move every year. 10 years you will have 20-40 cash flowing units with minimal money.