(I work with some challenging populations and the extra effort has paid off in these situations.) 

Also, I just read that the the 2024 lifetime gift limit is $13.61 million and I will NEVER approach that amount.

They can pay you market rents because of the co-living (renting room by room) approach.

But southeast and midwest cities (not including Chicago or Miami or most of Florida) are your best bet I agree BRRRR are more challenging than prior to Q2 2022, but I do not agree with your premise as to what market is best. 

Challenges?

Usually, when a new client approaches me with a wish list, there are often only a handful of properties actively on the market that are genuine prospects, and these are usually the hottest listings in any market.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

It's always a little more challenging investing in out of state (I invested out of state for 15+ years) but you can still be successful doing it. 

Managing rentals when you are nearby can be challenging but out of state is pretty tought.

I am currently doing three approaches and hopefully one of them pans out:1) Networking with others.2) Continuing setting up my Gator transactional lending business. 3) Going through the content.