@Justin G.Starting to hear noise from our insurance carriers that cost per door on premiums are going up because the replacement costs are all increasing as a result of higher lumber costs.

Long hold everything and let appreciating rents/home values out pace the increased taxes/insurance premiums each year.

In my experience with out of state investing, the Cleveland OH. market was one of being nickel and dimed to death by the city with permits, violations no matter what repairs you do, fees, increasing insurance premiums, with rising costs of city services and finally high turnover (4 tenants in 4 years) <Again this is my experience> Huntsville, Alabama is booming, (west side of Huntsville) but comes at a price with the housing cost. 

Even then, the numbers still only really work for premium homes. 

This has been great advice.Here are the general themes I am taking away: -Houston Market is unbelievably HOT, due to various factors, margins and cash flow are being squeezed, and even veteran investors are moving cautiously - with that said there are deals to be had, requires patience, diligence, but also speed to action To add to that: My general observation is that, low rates and hedges against inflation is flooding the market with cash, increasing the cost of assets but the rents have not caught up.With that I can see why it will be difficult to BRRR, but shouldn’t the flipping strategy still be effective in this environment, assuming you can cover your purchase premium paid via your charging a premium at your exit.Should Investors be looking to Flip and hold cash for when the market allows buy/hold deals to pencil?

You will be able to charge a much better premium selling to the first group.As for others' suggesting the Japanese wedding business, just putting it out there that it would not be nearly as profitable on the Big Island. 

Very passive investment with the right systems in place even without a property manager and able to charge a premium rent.I'd eventually like to get into medium to large multifamily, but after all expenses and the current costs, I haven't found one that makes a ton of sense.

Charge a premium so that its ultimately advantqegeous for her to move.

In general, we have a strong preference for well-placed single family homes that can generate premium rents ($5,000+) and quality tenants.  

Accidents only happen occassionally, and death only once, so why waste money on monthly premiums?