I am planning on doing a few flips and using the proceeds to start remote investing performing BRRR's all over the US.

Once you get rents to market, you could sell it at a 5.5 cap on actual performance, so it would sell for $4.11mm.

When you hire an attorney for a transaction (Instead of using an agent, or yourself) what roles are they expected to perform?

It is flood zone x and I also need to perform ensure that the property is actually renting for what they say it is. 

I am currently setting up my investment dashboard to track my portfolio's performance (buy-and-hold) but am also looking into better understanding the underlying dynamics between the various return metrics.

Based on the financials - maintenance, capex, your mortgage payment, taxes, management fees - you should be able to run some numbers on this property to see how it performs. 

Reno work must be performed by licensed contractor. 

I have seen way better options in the Kansas City Market that perform much better for less.

Perhaps you should even house hack to boost ROI even further by also saving on rent every month.

My suggestion would be to, instead of beating your head against that "below market" wall in hot markets, find a creative strategy that boosts effective income generation.