typically a BRRRR property is so distressed that it's not possible to purchase with conventional financing - so the usual options are actual cash from your own checking account (if you have it), or private money or hard money. 

I'll check out some 3/4 unit properties and see if I can make that work

Check out www.506investorgroup.com. 

Check out Zillow hottest housing market of 2024: https://www.axios.com/2024/01/10/zillow-ranking-hottest-real...Cleveland is a great market to focus on for cash flow.

KEEP IN MIND city redevelopment departments have a lot of red tape to go through and this can take months before your prospective tenant is at the mercy of the City to be approved and then follows up with your tenant checking off all the requirements boxes the city department needs your tenant to get completed before moving in /opening up its doors for business.

You can also check meetup.com or search facebook for real estate investment groups, clubs, or meetings in your area.

Rental income finances everything in all of them including all the custom upgrades and upkeep done mostly by hired hands.

If you can get it even Mortgage+HOA/Rent that will be impressive and if your credit checks out you will definitely have solid cash out options.

Just always good to check local building codes to ensure this method is allowed.

Yes- you can, but you should check with your accountant and QI to verify exactly how that effects your liabilites.