I'm so happy to see your incredible progress with MFH investment.

Your specific investment criterion can span many factors: location to employers, school district, price point, path of progress, rehab project or turnkey, etc.  

I too am an out of state investor in KCMO and currently have a BRRRR in progress!

It is finally good to hear some progress. 

I've seen a property appraisal; in early April 2020, at around 900K less than 8 months ago, and the Appraisor specifically mentioned Covid-19, yada yada.If the property is worth what the Seller thinks it is during this point in time (and taking a future recovery or furthur softening of prices into consideration), Seller shouldn't budge from the price he/she thinks is fair.

This will help narrow down what you are looking for and learn what your strategy will be as you progress in your real estate journey.

Should it be $0 as the flip was in progress OR should it be negative 40k that was spent in 2019 while it was being rehabbed? 

I understand that other places in the country are not so progressive though. 

As you can see above, in last week’s policy statement, the central bank once again pledged to keep interest rates near zero until the economy “is on track” for a full recovery.

That should help you make progress.