again I need you to know how grateful I am, thanks helping wake up my sense of wonder again Adam!

As a matter of fact the mantra in our industry used to be "a year and a day" simply because it would normally be a long term capital gain and because it would have been reported on two consecutive tax returns. 

I know that the normal path with BRRRR would be to refinance to purchase another property.

Expect some flattening of prices or a return to more normal increases.Keep in mind that population is what fuels housing demands and that usually means jobs.

Add to the vertical building constraints we are all facing but us developers on the West coast just cant wake up one day and have lots to build on.. when plats take an average of 3 years to go from concept to being able to go vertical..

Even in a normal market you are lucky to predict 12 months out. 

I work a normal 9-5 job and I am looking to have some passive income.

I'm going to assume your rent is normally due on the 1st; if not received by then the eviction process can begin.Gail

If you just have a "tired" property then you can normally go FHA as long as both sides are willing to work through the inevitable issues. 

Would you take the liability of someone else's work whose license is under investigation for less money than you would normally get for the same job?