You can't take the owners current rents and expenses and throw on a brand new mortgage and higher down payment than they had when they bought it 20 yrs ago and expect it to cashflow without increasing revenue and/or decreasing expenses.

Recently refinanced the mortgage decrease my payment by $600/month!

You could only pay rent late or partial rent if you had decreased income because of covid (ie fewer hours or lost your job). 

Housing is likely your second highest expense (after taxes) so it is probably best to decrease that expense to give you the flexibility to go after your BRRRR next.For the BRRRR, you wouldn't need both a private lender and mortgage.

Montgomery seems to have population decrease and not a lot of growth so I would stay away from there. 

Thing is, inspectors will always find something, giving the buyer a way to back out, or decreasing your sale price.

Looking ahead, investors will continue watching decreasing Covid case counts and increasing vaccine distribution.

As your property value increases and the mortgage balance decreases, you can refinance or “leverage” the property and pull equity out of the asset to purchase additional real estate.4.

As their demand has skyrocketed, the options have increased and the rates have decreased.

In a single family zone, that would dramatically increase traffic, and decrease available parking spaces, and the environmental consequences can be very dire.