Think of this as a more extreme version of the income shares model.

The down payment might be closer to $30k vs $80k with a more traditional loan (we don't plan to live there).  

This might reduce your overall interest costs and allow you to secure a more attractive rate compared to a traditional 20% down payment scenario.Platforms for State → City → Suburb → Street Analysis:For narrowing down markets, here are some platforms I recommend:Zillow and Realtor.com for broad market data, filtering by city/suburb/street.Roofstock for turnkey rental properties with in-depth neighborhood analysis.Mashvisor for detailed real estate analysis, including cash flow and rental estimates.Redfin and NeighborhoodScout for granular street-level data, crime statistics, school ratings, and property value trends.Once you narrow down to the city level, I agree that leveraging local resources—real estate agents, local investor networks, or property managers—will be key to gaining more granular insights on specific neighborhoods and streets.If you’d like, I can also provide you with a sample DSCR terms sheet to further illustrate potential terms.

I am thinking of house hacking through the use of an ADU since I live in a more expensive area than most.

If this is your first investment altogether, I'd opt for a more traditional, simpler purchase. 

Multiple Properties:Single Property Purchase: Using the entire $110,000 as a down payment on one property could allow you to acquire a more desirable asset or a larger property, potentially leading to higher rental income.

They soon will be putting a rail line to get to Miami way faster for concerts and such which will only draw more coming into town for events plan to fly into Tampa for a more affordable plane ticket and housing. 

Investing in energy-efficient appliances, insulation, and solar energy systems can increase your property’s appeal and reduce long-term operating costs.By paying attention to these economic factors, you can make informed decisions about property acquisition, pricing, and tenant targeting, ensuring a more robust rental strategy.

Granted, I self manage so I am meeting tenants, but at the end of the day, getting this gut check on the person I am going to trust living in my property kept me from having any issues with my tenants that would require a "more landlord friendly state".Given the wide swath of the country that is "landlord friendly", I would think more about places you know well and/or have ties to already.  

I’m not suggesting you can’t successfully complete the BRRRR method but if you are selecting your markets based on where that strategy is most attainable you’re going to make regretful investment decisions because most who chime in will promote markets where you will be able to obtain a favorable cash out refinance while ignoring everything else that supports whether the market has a good underlying investment thesis or has a a more attainable alignment of sale values and appraisal values.