Is there an independent data clearinghouse out there somewhere?

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If you otherwise have a very strong income and don't need the money then I suppose properties with no cash flow can work in high appreciation areas, but that's a risky game if you aren't independently wealthy enough to eat that year over year. 

My long term goal is to own rental properties in order to hit my financial independence goal, so I feel BRRRR might be the best route, but I also see where the argument could be made for using flips until I am ready to understand how to evaluate a BRRRR deal.If anyone has any ideas of what I should focus on first please feel free to reach out to me!

J Scott has a great tip in a book of his to go to Lowes or HD in the early morning to recruit independent contractors becaise those are the guys that have work lined up and not lacking work.I comp all my ideas but just get the commision. 

The problem is actuary statistics.

The California Association of Realtors recently published their affordability statistics and it was amazing to see the massive difference in affordability between Bay Area and Sacramento and Placer Counties. 

You would want to reach out to an independent agent who able to help you because they have access several insurance companies that have a different appetites that will fit your property.  

@Daniel Lehrman - I agree with what @Denny Robert suggested with going independent (depending on your FINRA licensing and designations).

But I am an independent contractor where I live and built up a pretty consistent and stable client base that affords my the ability to have flexibility in my schedule to Property Manage on the side as well as have time to continually educate myself.