A few more deets: I live in the San Antonio, Tx area and would like to invest locally I would also like to use as little of my own cash as possible IF IT MAKES THE MOST SENSE I've worked in construction all my life and I know how/what to do to get things done.

Look at the deal - it either makes financial sense - or it doesn't! 

Sure, you can classify yourself as a real estate professional or setup a property management component and pay yourself a salary that could convert that passive income to earned income, but it generally does not make sound financial sense to do so.The gig work could potentially support a Solo 401k.  

I'd like to self-manage the first rental as a learning experience but would eventually plan to transition to a management company, so the numbers have to make sense to cover this expense.  

As far as investments, basically anywhere that makes sense.The market is definitely hot, and therefore difficult to purchase something that makes sense.

From the properties I've been seeing, Conway looks like a pretty good market but I'd be open to buying rural if it makes sense. 

Some things also make zero sense: how do you get something for 10% under market value, yet sell at an ARV 3 to 4 times the current market value of the property.

I do have to agree with @Brent Coombs and @David Ferrette though in that this is not straight BRRRR in the sense that you do not have infinite scale due to coming out of pocket with so much $.

(in this situation, does he pay his bills)You must plan for the worse in the sense that this IS a business and should be treated as such.

We also buy in Toledo.Send anything that you have our way.We tend to buy around 10 or so per month but can take down larger portfolio's also if the numbers make sense Thanks