If you can expand upon on your post by highlighting neighborhood fundamentals that indicate the neighborhood is going to change we can have an entirely different conversation  but I did not get that feeling based on the information you shared.

Many will be well educated on their housing options guided by their brands, teams and universities, and are well capitalized and qualified on a short term 3-6-12 month basis, and I actually had a client purchase a newer townhome in Tallahassee for lease to a football player at FSU..Keep in mind the top earning NIL athletes stretch across multiple men's and woman's sports. 

Property is cash flowing well under my HELOC, and I don't really need my money back from my HELOC until next year when i will buy another property.

It those prices, I got 2 of them was able to cash flow very well.

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).  

One of my team members is spanish speaking.

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

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

In that case I assume you must have been debating some other possibilities as well?

I’ve been interested in buying first property and need to learn and connect with people here, Hopefully I can connect with some of you guys in here to find out more information about how to find off market deals.