Especially, if it prevents property to function as intended (restricted access to mailbox, unable to use part of the driveway) it's more of a repair than the maintenance?

ABC's of real-estate investing is a good book for this section of the market.Webinars at BP  usually one a week.All of the above are well and fine, doing teaches you more than all of it combined.

While CCR is static and IRR is dynamic, both are first and foremost a function of the investment of cash.  

And how these dispensaries are functioning without traditional banking?  

Still getting used to the BP layout/functions.

If this plan's execution is as easy as it sounds, I'll have found the perfect combination of lenders to do BRRRR until I reach my limit.

This is typically referred  to as a functional obsolescence /  super adequacy.

As a result of a combination of factors above added to the fact that I do not have contractor crews in place (as I have a full time demanding job) I am unable to proceed on my investment goals in real estate locally.

A legit lender combined with an agent experienced in flipping would be a safer approach 

Ride the market until you have enough equity to refinance into a 20-25% conventional loan package. 4plexs and 3plexs function more like commercial properties being that if they do not cash flow they are not worth that asking price or amount you are plugging in.