Are they city people who would enjoy yard games, fire pits, pools, "instagram worthy" atmosphere? 

The reverse is true, too: if a tenant in a RE investment property wants to sue you as the landlord, he or she will likely be able to reach your personal assets in the suit if you personally own the investment property.

I'd recommend finding a duplex or house with mother in law suite thats affordable enough and then fix up the part that the renter will occupy first to start getting that cashflow.

Because the insurance company has more to lose than I do, they will make certain to fight any lawsuit.I get threatened with law suits on a regular basis.  

I am in NC, but what I recommend is reaching out to people whom you are interested in working with directly through BP, Linkedin, and instagram.

File a Small Claims suit for the amount owed and secure a judgement. 

Add up the hassle, mistakes, interest, and other issues that come with large renovations when you make mistakes and their returns are lower in the long run.BRRR can work but to me it’s like C/D class investing, you really need to know what you are doing, a lot can go wrong, and its better suited for experienced investors with teams already built up.If you have not done a carpet and paint renovation, why take on a gut and rebuild that includes mechanicals, lead paint, asbestos, and all kinds of other issues.

Everything can cash flow with enough money down, "overpaying" to you still presents a good return to many especially once capital gain defferals are factored in...The second part of this is at the same time you're against people desperate to make their housing more permanent and or better suite their needs.

It's not clear from your post...but most CPA firms are going to prepare and file the forms for you...they're not going to let you DIY forms online and then submit them for you.If you want to DIY you're best suited to using DIY software, for which a simple google search should pull up the biggest and most well known.

Think about who you want to live in the place and also ask if one of the floor plans could be converted to have a suite in the basement.