The best BRRRR are properties that project near top of market cash flow per cost, have a lot of sweat equity (the more trashed the more sweat equity), and ideally are in a rising area (ideally has both rent and market appreciation).Good luck

I'm completely done with working in customer service and the constant yelling and fuss from the public I deal with on a day-to-day basis.

They are very flexible and thus ideally suited to the types of strategies I mentioned above.

And with rising interest rates, residential lending offers the lowest rates (for now as of early 2018) so a fixed rate mortgage on a rented 2-4 plex is probably the safest play for now, and you could live in one of the units.

When you accomplish this, Real Estate will be child's play.

When investing trust and experience play major roles! 

Ideally you can have both. 

Then long term financing after(65% ltv)3) the 25k expenses does not include vacancy. already accounted for that beforeI know that investments are subjective and how risk/return play out.

That helps build a rapport between the two of you and let's you find your ideal property manager!

As far as an adverse possession that you speak of, does that only come into play if that is the only way to get water to his property?