But if this is correct, all of a sudden, assuming one has the appropriate cash and access to rehab loans, this seems to really open up criteria for brrr successfully (assuming rent-to-value is of course still strong enough).  

I know that the best way to find these are to pair with a realtor who has access the the MLS.

It's all in the same house, it isn't a separate building or unit, as it's in the same house and the apartment has access to the rest of the house despite being above the garage, just like renting out a room.

I don’t have an investor lined up and I think that’s where I start with the mental blocks.

In order to access this coveted spot in peoples' minds, you have to be memorable and how do you do that?

I also seem to have a mental block around being far away from a rental property if anything goes sideways or otherwise requires some hands-on intervention.

East Hill home (which is a good neighborhood here, though this is the less-nice part of that neighborhood in terms of home quality) with hardwood floors, partially finished walkout basement and located within blocks of downtown Eau Claire and Parks. 

Hello BP,After doing some networking with some agents in the Virginia area, I was able to work a deal to get access to the MRIS.

Either way, once you know you can whip up a table in 10 minutes that shows monthly debt service for $600K through $1M in staggered $100K blocks.

Just a couple blocks from downtown!