Fixer uppers - higher risk higher reward potentialTurnkey - lower risk lower reward potentialDepends on your skills and how heavy of a turn the property is. 

I think BRRRR can still work really well under 2 conditions: 1) you have another substantial source of income and your capital is somewhat renewable (I don't) or 2) you're willing to compromise on your target areas and move to secondary, tertiary, or out of state markets (I am not) or 3)  you're very lucky and/or skilled at acquisitions (I am from time to time).  

What skills and experience you have that you think might be useful in the jobs you are considering.

Credit scores are tricky because there could be items like medical debt or student loan debt that weighs the score down. 

The 5% work long hours and have great skills and can get along with people.

Without more information, I wouldn't give much more than general advice which includes pros and cons.Risk, potential rewards, and skills make a difference. 

OP Lincoln is a great town since it is the state capitol, lots of government income, home of UNL, lots of medical etc.  

sometimes i see people "overpay" - IE, pay more than I would - but, maybe they know something I don't, or have a skill I don't.and while I think the role of institutional investors has been largely overstated, they are definitely still one important factor, especially in certain markets.i think the tougher, riskier strategies still work, but i don't recommend those to beginners... because they are tough and risky.

They can help you see where you missed the mark and that will help you screen deals to find the right ones.It sounds like you have skills that can work to support a JV deal. 

Sharpen your skills and you'll earn money in any market/sector.