I am not trying to kill your dream, just adding some food for thought. 

I want to buy and rent property and manage as a dream job but it doesn’t look very promising.

Sorry to crush your dreams but you can't really BRRRR with no money. 

I have a  "vacation rental" on several acres that I really want to buy for a B&B (without the breakfast) ..a dream of mine for years.

I have done deals for instance in Grand Junction CO  its not out of state and prices are about what you would pay for same quality in a lot of other markets.. so that's just one I know.The issue with those going out of state which is CODE for Mid west or deep south " cash flow markets" along with some rust belt cities.is investor shoot themselves in the foot so many times.. they set this goal of trying to make a certain COC return and that generally puts them in a higher risk asset and all the associated problems that come along with them and are magnified when you are out of state and busy.If you take any of the cities in the cash flow markets and determine the median price for a home in said market  for example Indy is about 135k  if you buy SFR at 135 to 150k those can and are safe investments as long as you go look at them and make sure they are sound.. what happens is investors especially reading the BRRRR stuff get sucked into buying 50 to 75k props and that moves you into higher or high risk areas and many times you will lose money on low end homes if you only own one .. you never get to scale like your dreaming of with BRRRR because the homes don't preform and you decide heck that did not work.. 

So you can use the 7 deadly sins as a basis for writing good persuasive bullets in your REI marketing.here's a quick sample... not my absolute best effort, but hey... that's what I charge for :)* Lust - That lifelong dream is right at your fingertips - call today and savor the satisfaction of home ownership tomorrow!

The dream home for a nice couple with 1.5 perfect children.

Ended up selling out combined with another house to buy dream house for me and the family.

It would be positive cash flow but my main concern is not paying myself at first I just want to make sure this future dream is achievable.

Sounds like you're overextended and you bought more than you can handle.My personal dream situation is that all tenants leave or have been vacated before I take over the property.