thanks @Nathan G. seems if the numbers work out better for other states, next step would be trying to find a good PM in my target markets and see how the PM cost would fit into my bottom line. 

All of my personal money sits in a reserve in case things didn't work out properly.

My original property manager tried to reach out to her and work out a deal but she basically ghosted him so no repayment schedule was set up. 

Before setting the appointments, think through the parts of your homethe inspector or appraiser will need to access and think through the process.Contact the home inspector and appraiser and work out a plan together to keep everyonesafe:• Communicate with them about off-limit areas, and what parts of the home they can access.• Have a notepad in which they can communicate what parts of the home they came incontact with, and offer hand sanitizer and wipes for them to use before and aftertouching parts of the home.• Finally, leave the home during the appointments, and clean properly once you return home.Life does move on – if you are trying to buy or sell a home during this challenging time, itmight take extra effort.

Another option would be to work out some kind of option contract with the owner?

Still trying to do my first deal and hopefully it will work out soon.

That will tell us whether or not you were savvy enough to get a good purchase the first time and how this BRRRR might work out if it closes.3) What are your plans for this BRRRR? 

I felt I had a good cushion in case things didn't work out for me the way I thought they would.

I felt I had a good cushion in case things didn't work out for me the way I thought they would.

The universe is awesome and things will always work out for you when you expect them to.4.