I am considering constructing a modular home which should reduce the construction period to 4-6 months versus traditional home construction.

Maybe talk to your GC and see what finishes you are getting exactly and try to reduce some cost there?

So our cash flow was reducing during our hold due to poor ADR increase and large insurance and prop tax increases.  

of course all of those things help cash flow but is it realistic will it work.also your more than 300 negative as you have no money for maintenance or cap ex.the easiest way is to reduce debt. or if you think there is really good upside just pay the negative its just a small number who cares . 

Even if I have tenants who are further below market rent than I wish they were I do well because I have reduced vacancy/turnover.

They are pretty involved in making sure the property is updated and functional which ends up reducing the amount of $ offered, or if the property needs maintenance repairs Flock might not offer on it at all.

In fact, now may be the best time of the year to buy properties due to reduced buyer competition and seller motivation (those selling now are probably committed.)

By reducing your tax burden of your W2 while also reaping the benefit of the short term rental cash flow, you may be able to free up more capital to scale more quickly.

Focus on getting your first property, reducing expenses, improving the property, and saving money by earning more. 

Is there any way of reducing closing costs?