transitioning into the BRRRR method" is a very broad question - I'll just say this for now, the more debt you have on your initial purchase (which is the downside of putting less down!)

I deal with houses in San Antonio on a regular basis that don't have central HVAC and I've heard a pretty broad range of pricing even for the same property to do a new install.What size houses have you done a full central HVAC install on and how much did it cost?

1% rule is garbage because it is way too broad, it doesn't take into account expenses that vary vastly by region, you can find 1% stuff in TX but it usually isn't going to be in a super nice area and because the property taxes are high it doesn't carry the same cash flow implications that it would in other markets.  1% is mostly a midwest thing, a small southern town thing, and small towns in general, which come with their own challenges.

I would think defining what you want in the partnership will help and make sure all terms for exit strategy are well defined.

Maybe you can find one near by; where you can invest only a small dollar amount, perhaps with a partner; and with a clearly defined exit date; so you can get your feet wet.

Defining your target audience and then determining where they spent the most time, will help you find them faster.

Most owner occupant loans only require you to live in the property for one year as your primary residence, and even so "living in" is often defined as more than 1/2 of the year.

Some investors will want a very aggressive accountant that will push every boundary to maximize savings, while others prefer a more conservative accountant who advises safe, consistent strategies that minimize the stress of potential audits or attention.Other than in very broad terms,They really can’t say what strategies they would recommend for a potential client until they know that clients whole financial picture.

Assuming I need to update lease to reflect missing payments and request that from here on I need to update lease to define a payback plan.

Do you have defined criteria for your target investment property?