You have to focus on cash flow, but going remote will just eat into that cashflow every step you take.

If you are buying in a growing area, I would think that after a few of these, you wouldn't need to do FHA any longer- those refis are going to eat up a big portion of your budget, so the quicker you can get to conventional loans, the better!

So the caution you need to be aware of is that if you get a bad renter in those areas, it can eat up all or even more than your cash flow.

I I figure if I can sell it quick I'll eat a couple months of rent (Jan2021& Feb 2021)and be good!!

Yes, you can sue the town into doing something so long as that something is the city code or ordinance, but if this is a place you plan to do business again, or if like good things and hate bad things, don't sue the city (sue = the process of legally forcing them to do X, not trying to get money from them)You'll have better luck eating crow and having a face-to-face peace-meeting with the highest person you can find in the department.  

As you know hiring agent eats into my profit.

The salt will eat most anything!

I did two before in 2017, and it was tight then, days left in one case.But now it's 12 days away and no luck in my area.I started to look at multi family and single family that have sat 3 months hoping to go mutual and found out the hard way why they have sat; the seller and their agent advising them have unreasonable prices and demands (one guy wanted 60k over comps and 5k earnest money to keep as soon as we were mutual 🙄🙄🙄)So I'm tempted to buy in Florida out of state and eat the property management costs.

Just like if she was a customer at a restaurant that she no longer enjoyed eating at. 

Office has higher cap rates now, so if you are willing to eat the risk will pencil to a higher cashflow than than multifamily.