Stable job for 20+ years.

It would be ideal to chat with investors operating in the Midwest, but I welcome anyone's perspective on BRRRing from a considerable distance (plane flight away).Thanks!

Some will have snags with permitting, some will have contractors you need to fire and then pay more for a new crew to come in and fix the job.  

Then he is going to hire subcontractors to do the job and you are going to pay them for that work as well.  

I operated in Baltimore city for less than a year.

According to the current and official Dressbarnwebsite, “REV” is the owner of Dressbarn: “Dressbarn is an online retailer linked to a former chain of women's clothing stores owned and operated from 1962 until 2019.

Your job, your savings, sounds like you have a supportive dad, you live in a place you evidently love, you’ve had exposure to the business.

Without population growth, your rental income will lag behind inflation, requiring you to find additional sources of income.How long your rental income lasts depends on the job growth in the investment city.Non-government jobs are inherently temporary.

Admittedly, I am not one that typically finds paid mentorship very valuable, but I also respect that my degree is in business with a focus on real estate, and my first job out of college was in real estate (so it is a little hard for me to take my 20 yrs of knowledge and rewind it to try to view mentors from a completely fresh lens).A couple points: I view mentors, especially these expensive ones as a catch-22. 

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.