i don't know how you BRRRR out of state unless you're planning on traveling there frequently to oversee it. 

So I get exposed to really great deals pretty frequently.

This doesn't come cheap--these folks were making high six to seven figures depending on volume.We focused on lending to professional real estate investors--so our customers were frequent repeat borrowers. 

Every system you try will have flaws, or you may salivate over a feature that appears in other software.Some familiar names are mentioned frequently: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.I recommend conducting thorough research on each app online to understand their offerings, pricing, etc.

My job is our sole income and I get relocated for projects frequently so any property would have to be managed remotely (willing to invest anywhere in the states).Given the our situation above and our long term goals, I feel best next steps would be a heavy emphasis on networking and deal analysis.

Moreover, Japan tends to see constant new construction, meaning there are frequently newer properties to compete with.  

Military Housing Opportunities:Military families and personnel frequently need mid-term housing, especially near bases like Camp Pendleton.

As small lenders, we’re in frequent contact with our borrowers, so we usually know how they’re doing.

It'll be easier to manage and you could have less frequent turnover. 

This opportunity doesn’t occur frequently but it takes these attributes to take advantage when they do.3 - Blind luck - do enough deals, the unique opportunity tends to present itself.