Depending on the class of property and types of tenants you have, they may not take lightly to you going in and blocking off their thermostats or installing electric heaters to bump the cost of heating into their electric bill. 

If the property does not require an extensive rehab and just needs cosmetic repairs then a standard landlord dwelling policy in most cases depending on the carrier.

I would advise finding an investor friendly realtor when you choose a market.

IMO how you treat the BRRRR project regarding who you hire and what you spend and timeline depends on the region and SOW3.

You can mail them any of the following A letter explaining who you are and what you can do for them.A calendar with your picture and contact information on it.A bottle opener keychain with your contact information on it.A pen with your contact information on it.The area you choose as your target area should be a neighborhood that a lot of your social media friends and followers live or do business in.

@Kevin Hintz It's property dependent, obviously, but last year, I sold one a street back from the beach that they're cash flowing.

These are typically interest only and require a payment of 1-4 points up front depending on your area and the PML.

How much depends on what you do for a living.

That being said, this depends on your overall financial situation.

Starting with your wife and possibly your kids depending on age (for example, they can help clean between tenants, this starts  their education [Check with your accountant because you may be able to pay your kids and take a deduction].- - While you will do the lion share, can you take advantage of your wife's talents and availability?