The location is located in a more rural area but smack dab in the middle of town and there are numerous new subdivisions around being developed.

I'm not looking to do 30 of these my first year, and have the cash to support a more modest 5 or so in next 12 months, so, my question is BRRRR even necessary for me at this point in my journey?

Sometimes there are small things that you can do like add dishwashers, garbage disposals, fresh paint, new light fixtures, or a more stylish flooring to increase rents.

@Ronald Rohde - I like that is is a more efficient that is a good point to take into consideration. 

I am OR landlord.my previous tenant had bad intentions, he started accusing me of 1 thing or the other for last 4 months and I did not renew his lease. now he has accused me of retaliation and sent me demand letter without specifying any amounts, he doesn't want to discuss anything but sue me for large sums of damages.

It is slow but works I have heard this from the other Cozy threads, sounds like it would be better to go with a more reliable site than Cozy for background checks. 

., construction bids, architectural plans, planning letters) that conversion to a more desired set-up is possible   

I would firmly say my criteria is geared towards a more safe investment that may not yield as much profits (newer properties in need of moderate cosmetic upgrades), but will hopefully be one that does not come with many expensive surprises. 

i) Present the deal to a more sophisticated/seasoned investor and ask for a "finders" fee?

I'm not sure why you didn't phone them to stop as it should have got a more immediate response.