I think BRRRR can still work really well under 2 conditions: 1) you have another substantial source of income and your capital is somewhat renewable (I don't) or 2) you're willing to compromise on your target areas and move to secondary, tertiary, or out of state markets (I am not) or 3)  you're very lucky and/or skilled at acquisitions (I am from time to time).  

Try looking into zillow/Redfin and see what your potential rents you can get near the neighborhood by filtering the bedrooms/bathrooms of the intentional property that you are planning to buy.

Those are the main issues I have been seeing across owners as well as reviews.

I am doing this completely remotely, which has been a massive pain/lesson learned (topic for another day).I signed a very high-level agreement (i.e. expectations simply say "drywall and paint") with him for drywall and paint work at my home for a total of $10KI have paid $5K as a down payment as well as ~$2K in materials over time, as neededThere have been multiple break-in's in the home, and he has done me favors of working with the police, and boarding things up.

Let's plan on it.

Very few lenders do well in the space due to the risks involved (novelty, rules/regulations, etc...). 

Well they are likely going to tie up the property with a lease, contract or both. 

what plan?

Because they found out the hard way that while Class C rentals look good on paper, they really don't perform as well as Class A or B.Keep following the "herd" and see what happens...

This would come from any past employer 401k plans you might have that you can rollover to your self-directed Solo401k and utilize for investments.