We were told we are looking at $50-75 low season with $100+ a night for high season.

I also stopped once I got to 13 or 14 homes for a couple reasons. 1) I don’t like paying interest for rent, or owing “people” money, so I wanted to start paying them off. 2) I live a retry basic/low cost life.

How about a contract for deed where the seller financing has low/no down payment?

Also, cap rates are so low it's impossible to BRRRR.I have a big advantage in LA area because I have a contractor partner who can build at cost, however, I am wondering if there is any interesting markets 1-2 hours from Los Angeles that can be more realistic to start.Would love to start with a project under 1M.

This will keep your low interest rate and allow you to deploy your equity on the next deal. 

In my opinion, you need to be able to estimate rehabs at least at a high level on your own.

Most daycare operators are not high-level business people and they don't earn enough to make it worth the trouble.

did the appraiser mess up and go too low or did the realtor list it too high?

Low quality, cheap mass produced big box units.If nothing else buy a better brank from a plumbing supply store, nit a big box store

You can do short term little risk EMD loans and generally just work with the title companies who you wire and get wires from OR go all in and be one the title with short to medium low risk but still risky loans.