House hacking isn't an option for me currently so I'll be buying purely as an investment.

What @James Masotti and I have failed to mention was the ultra exclusive networking group, Drinks and Real Estate. 

While BP can lead us to water, it's up to us to find a way to drink it or not.

So far my reply has not been that we push computer buttons for 10 minutes each day, in order to make a bazillion dollars a day while enjoying umbrella drinks on exotic beaches.

Scott, I couldn't agree more, tough to understand their motives purely from a REI perspective.

So, instead of making a decision purely based on numbers one should make a legally sound decision.

However, if I drink a couple of beers and relax, I normally don't hook it, but tend to get ahead of myself and push the ball right.  

Drink coffee and study for CPA exam from 5-7am 4.

But in your case, I suspect you won't be patient enough to find pure BRRRR deals, because you'll conclude: I can afford to throw more of my own money into each deal (which is true!)

I have no idea what you are trying to achieve, but I can say that for pure cash flow in NC, I find much better returns in the 'second tier' sized cities other than the "Big 4" and their suburbs.