It will definitely be tougher using an FHA loan but don't give up! 

Id also say it sounds like you are a bit all over the place on location, type of deal, etc which only makes things tougher. 

So if you find something that a bank is willing to lend on, it will likely be tougher to boost the ARV enough to make it a true BRRRR.2 - if you finance up front AND refi, you pay financing / closing costs twice. 

But without knowing your exact situation it’s tougher to say.

One effect it would have is that the subset of value-add deals due to rents being well below market value would be tougher to pull off, especially if they don't include vacancy decontrol.

Tougher for resale, which I always keep as a consideration.

If you want to bump those rents up, you can try a furnished medium-term rental, but depending on the specific area, that might be tougher only because traveling nurses and remote workers tend to want to stay in areas that are a little further along. 

I know the cap rate and cash-on-cash return can be very strong in tougher neighborhoods so while numbers are important, I'm looking to avoid headaches too.

the Federal NMLS test is MUCH tougher than the real estate agents tests at least for me it was..

being a high volume transaction company we do see this alot.. more so in the mid west were values and buyers tend to be a little tougher to get to the finish line especially first time buyers   compared to high priced markets .Nothing more frustrating for a buyer though to be hooked up with the lender that low balls you but cant perform and your out thousands.