The investors that I work with in your situation like the option of going with New Construction, because there is less maintenance and surprises.  

You can buy new construction for low maintenance and use a property management company to rent out out the property.

Nearby new build 3/2 SFRs start in the mid-200's, and there's a lot under construction.

Traditional bank financing with a construction loan for repairs

Ongoing construction projects valued between $26 billion and $30 billion fuel employment opportunities.

constructive feedback so take no offense.. 

I bring 10 years of experience in construction (flooring, bathroom and kitchen renovation).

Myself being a GC, developer and construction consultant as my main business... the question of GC licensing has never been a factor in lending or in selling for me. 

I went back through all my numbers for 2024 and subtracted all the construction costs of improvements we have made and found quite a bit... so once I remove all that net profit looks like $110k. 

Would you recommend to new investors to not do a BRRRR unless they've done a local renovation or know a lot about construction?