To effectively use the BRRRR strategy, the property will generally have to be fairly distressed in order to force equity and may not be eligible for conventional financing. 

If she has an attorney it can take forever because that attorney will use everything including covid as the reason.So yes, better be a killer deal to deal with her and the  junk.I have dealt with this several times and legally it is hard.Other means are easier.I have several that work very effective but BP puts me in jail for a few days!!

There will never be a time when people aren't speculating about a bubble, but those two things are pretty concrete and will have an undeniable cause/effect. 

Once you have your team going - it'll give you that much more of an edge to be able to knowledgeable offer on properties and get a quick in-and-out on new opportunities that will work with your budget and strategy or not.I would recommend by starting with a realtor and then asking for referrals from there - you'll need a boots-on-the-ground so you can have pictures and an appx assessment done quickly so you know if you need to engage in an offer or not.Best of luck to you!! 

I analyzed the DE market, new house hacking near a university would be effective for rent by room, and pulled the trigger.

I analyzed the DE market, knew house hacking near a university would be effective for rent by room, and pulled the trigger.

At purchase of the home, the "HOA" was only in effect regarding road maintenance.  

I get that hardwood is expensive, especially in todays market, so putting it in a room that doesn't already have it just isn't cost effective.

Find some local meetups and start networking and engaging with those people who are already doing what you hope to do.

What are the easiest and most effective ways to see an improvement ?