For example, the estimated cash flow RTR shows is usually higher than what I calculate.How about the initial investment?

A low opt-out percentage appears like you have a clean list of people who initially opted-in to receive your messages. 

Moving there initially since low down then ideally want to rent some rooms to cover mortgage!

I think with about $5-$6K in funds you should be able to recoup the initial investment in 60-180 days. 

Was sold above the asking price                   within days of listing.High ROI: Achieved a 50% return on investment due to low renovation costs and increased sale price.Investor PerspectiveRecognized the potential others overlooked by seeing beyond the property's initial appearance andm aximized profits by investing wisely in visible, impactful areas.

For comparison purposes, I hold ownership units in a LLC that owns a retail/service center where there is a mortgage loan that initially represented 50% of value, now about 35%.  

But, that aside, I’d like to initiate a discussion of where note investors feel the opportunities will lie moving forward.I’ll go first.  

You could do the BRRR method and the sneaky rental method (live in a house initially, then rent it out after, while light rehabbing.)

I've been reading books on the subject (Small and Might Real estate investor) and listening to the BP podcasts for a few months now, and I was initially very excited about finding a multi-family property to start out, in order to maximize my leverage against an FHA loan.

Initially we did a light renovation on the rental unit and a larger renovation on the 1st floor.