Trust me I’m all for tackling a tough project and remaining optimistic, but I would reconsider your renovation costs on this one.

i find it a bit concerning, i am at the same level you are i pass the last 4month searching for home (house hacking) now that i am the owner am happy to focus on differente part of the puzzle instead of fixer up thousand of stuff beside only minor repair. 

100% financing including improvements with a local bank that trusts me.

If not you need have someone on the ground you can trust.

I can see in places like CA where they might be more popular but on entry level to mid level houses many will not want to spend the money.My picture and video guy does mainly weddings now as his bread and butter and corporate company pics to use on marketing materials and websites. 

@Charles Stanback ,Population growth, job growth, crime, schools, taxes, occupancy levels, labor availability, etc. are just some of the factors that play into it.Larger macro-economic things like credit markets can also have an impact at a given time,

The housing stock that I get sent via two realtor MLS portals set up against my criteria has appears to have more potential for straight cashflow rental than true BRRR because the markets don't justify the investment in the homes i.e. you can sink money in but the rent levels dont change much and the value of the property is still limited by the local market. ...it's easy to fall into overdeveloping. 

In Boston if you blinked you missed the downturn and prices were already leveling or starting to point back up quickly. 

That is a terrible way to try to get into investing, where building relationships and trust is super important.

The market is leveling off