This low inventory will continue to pressure up rents.We saw a similar slight slowdown in the sales market.Sales - Months of SupplyIn September, our target property profile has a supply of 1.5 months.

Would like opinions on things to consider that I may not be thinking about as a rookie on conventional or DSCR loan assuming it appraises for the calculated ARV during analysis vs finding other ways to flip now.

Yes, I've had to foreclose on a few in 2nd and it wasn't a problem because I was behind a conventional mortgage lender who could not act as fast as we could.

I think I’m more interested in BRRR rather than STR mostly based on the inventory.  

If you are buying with a conventional loan and want to quit-claim the property, it could trigger the "due on sale".

The apartments a very few and even when you look for hidden markets of inventory by the time you turn your head from side to side it is gone.

And subsequently I bought and sold over 1,000 properties for my own inventory, and the last 100+ properties  were bought 100% cash.

The stipulation with conventional and FHA loans say you intend to occupy the the house for at least a year.

Also show market analysis of both inventory and rent rates compared to your plan. 

You're going to want to leverage house hacking or creative financing to get to 4-6 properties in just 3 years. 160k would be enough for 1, maybe 2 deals the conventional way, and with your current income, it would take you a few years to replenish your war chest for another deal.