One of the few areas in Japan that is consistently experiencing population increases, I think, and a fantastic outlook for foreign tourism, particularly from China and Southeast Asia.I'm tying to piece together what you're looking for, tell me if this sounds right. 

You could use a short term lender, hard money lender, a friend, or some savings you may have to just buy it cash (makes for a stronger offer, too), then refi after it is repaired and rented.  

Look for stuff close to big local builders (Lennar etc) and tie up the contract maybe make some margin on it before I have to go hard or just do it.

This pretty much ties in with #1. 3.

Wear a tie!

I only have around $25K project money to my name, a listed property (needs rehab) out of state that is just sitting due to super high lakeshore levels (20-30 ft+ from cabin - 100/yr anomaly), and money tied up in other areas. 

@Stephanie P.Although not a BRRR deal, but her deal seems to have $6.6k of her money tied in, yet accruing $100 cash flow per month. .

I wouldn’t want them all tied to one Loan.

It is a low income area that seems to be in transition but is still stronger suited for a rental as opposed to a flip in my opinion.

Then I guess it comes down to a personal choice between having somewhat of a fixed rent every year vs. the freedom of not being tied down to a house in an earthquake zone.