Hi Jaclyn/Brandon, I don't mean to hijack this post, but I am a new investor in the Columbia, SC area as well, and I had a question regarding those ratio designations. 

City road ends at park entrance.Considering the land price, infrastructure setup cost each lot cost was coming around $7300 which was very attractive even though most of the houses on them were old and needed good repairs.All other lots except the 59 were in considerable good condition and our due diligence showed that whole park value is going down due to these 59 lots mismanagement for 40 years.As per owner rent collections were around $7200 per month and most of the tenants were very long term (average rent $400 per home) which he receives in cash so bank rolls available to validate.As per our estimate, each house needed 7k to 8k repair to make it livable.Negatives:These homes/lots were owned by same owner for 40 years and he neglected everything which includes tenant quality, infrastructure (such as overgrown trees, bad homes still in the park which should have been removed years back, 3ft- 4ft potholes on the road since its privately owned).Most of the tenants were convicted or had some big felony, these houses were famous for drugs cartels in whole city.After buying we realized things were way worse than what we assumed in due diligence:People staying there actually were involved in gang wars, prostitution, drugs etc.

The BRRRR method is designed to purchase and rehab so you are building in equity into the home.  

Find a good architect, Interior design, material purchasing, hire professionals to do the job, it can save your money and time.

@Kyle Daniels I know Jeff Basler with SLS Financial has several options for investors that may be alittle more attractive than typical hard money loans, and he has been developing some longer term/portfolio products too.

Other than REI, kind of bonus missions: I want to make my dropshipping store profitable, potentially start a youtube channel, and launch an NFT collection along with these anime shirts I designed myself. 

Remember, the people in the area represent the types of renters you will attract.

Hey y'all - hoping I'm dropping this in the right place...My family does new build residential design and construction as well as a fair bit of remodeling.

As I tell people, the hardest thing (in my experience) is finding attractive investment opportunities.  

And how much would a flood-plain designation (midwest rivervine--not coastal floodplain) drag down an appraisal?