Simply bolted onto concrete flooring with no foundation perimeter to address water intrusion issues when it rains.

This is active real estate, even though you are rehabbing a rental, because you are committing your time that is what makes it work.If you decide to work with a Provider that does most of that for you and you simply are the financial backing then you will sacrifice about 10% of your potential profits, but you will gain back security and time. 

Also, with the eviction moratorium in place, are you allowed to simply refuse to renew an expiring lease or give 30 days notice on a month to month?

Or simply fearing there are no better options for $150k.

(I don't want to do BRRR, because I want my ROE to still be roughly 12%, such as if I have 100k equity in the deal after I take out all my invested money through a cash out refinance, I would still get 12k annual cash flow, but you simply can't get that in a BRRR.)

You might simply be outbid by individuals who can put down 40% or more.Consider looking at asset classes that aren't in a feeding frenzy right now. 

For the cost of preparing the tax return (which a portion can be deductible), it is simply not worth your time and effort.

I parted ways with a PM here locally on one of my properties in Berwyn and I simply reached out and asked.

Now you have a bit of a baseline to compare other potential deals too.Now if you see a "we buy houses" sign with a name or phone number you don't recognize you can simply call and ask to be added to their buyers list. 

Or is it simply just continuing to look for deals and be creative with financing?