People that have your skills tend to be on everyone's speed dial and you will end up consuming your time fixing other peoples problems instead of building your dreams.  

Mostly BRRRR is more control and if done right, less out of pocket cash which can help you build your portfolio faster, but much more time consuming, less passive, more risk and likely less cash flow due to maintenance if the rehab is not done right and deferred maintenance not addressed. 

You can see a list of all the participating states here: https://mortgage.nationwidelicensingsystem.org/consumer/NMLS%20Document%20Library/NMLS%20Consumer%20Access%20State%20Participation%20Chart.pdf.)Lastly, another really good way to verify if they're a legit lender or not is just to ask them where they've previously done loans, and then check with the County Recorder in that county and see if there is any record of them being named on deeds/mortgages, which can usually be done online in a matter of minutes. 

Again I'm just looking for functionality... something that blows cold air and hot air when I need it to, things like efficiency and SEER ratings mean nothing to me... and these new units that they try to hard sell you on because they have a 10 year warranty, well nobody tells people that that 10 year warranty means absolutely nothing when you will have to wait forever to get parts and then you're gonna get raped on the labor charge so that the company can still make money

FHA loans have all sorts of added fees and they take forever to fund. 

Property value increase YoY, the Feds will not change the capital gains rates in consumers favor (not likely), etc.I could of coarse do a 1031 exchange later on in the future, but as i'm sure you know, the tax penalties are only deferred and they catch up to you the day you go to cash out eventually.

The difference between a business purpose and consumer purpose loan and where owner occupancy fits in, are easily the most misunderstood aspects of private lending on this board.Are you able to answer this question: Can a private/hard money lender make “A loan to improve a principal residence by putting in a business office.”

If it's anything liberal arts, change it to business, finance, or marketing.The fastest way in is to consume everything you can about real estate, finance, business development, personal development, market strategy, marketing, etc while saving up as much capital as you can and networking with local investors/agents/contractors/lenders/etc with the hopes of making connections and finding a deal. 

Sometimes if someone has lived there forever, or the home is in a trust, they know they need to part with it but for some reason just can't. 

If you can hang onto the properties, you can defer all of that depreciation forever.