@Carl Mayer you can invest almost anywhere, but you just need to figure out what your best methods are for where you're at.

Select your partners wisely - Realtor, Lender, 203k Consultant, and ContractorREALTOR - it's recommended to work with one that has done a 203k in the past so they know what verbiage HUD wants to be added to the purchase offer contract and how to structure the dealLender - advice you to select a lender with verified 203k experience; the lender is the quarterback in the process, controlling the rules, paperwork, processes, procedures, and if the lender does not have sufficient experience with the 203k, your entire process can look like the Cleveland Browns on a Sunday afternoon203k Consultant - the lender is responsible for selecting the 203k Consultant (refer to Lender paragraph above); this person determines the scope of work and pricing for the projectContractor - strongly advise you to select a Certified 203k Contractor; this person does not set the pricing (see 203k Consultant info above) but does need to know the different versions of the 203k, payment methods, timelines, paperwork, and processes; definitely don't want to work with a contractor who is going to "wing it" on a 203k.

@Jordan JonesI use the BRRRR method for my SFH.

I also own STRs in Gatlinburg/Pigeon Forge, I began purchasing when I was still living in LA, and they are fantastic investments! 

as a person living in China and experiencing it from the country of origin first hand (see my post above), i can say yes, the efforts to contain the virus have been quite extreme, but those who think this is just an over hyped flu are not acknowledging the fact that 1) the kill ratios are much different than influenza 2) there is still no vaccine and 3) the rate and methods of spreading are not entirely known and still considered highly contagious to certain age groups and health conditions. 

Can someone breakdown refinance best practices in the BRRRR method for me?

BiggerPockets is a fantastic place to research, learn, grow and network.

If hands on is your method of choice, I personally would be looking into properties with abilities to add ADU units and rent them out on your own or with an agent.

This was the only method that worked for them to find someone to even offer a <$50k mortgage, and even then they had to name-drop the aforementioned Realtor, so it was "a favor" to her.FYI: Yes, expressed as a % of loan amount, closing costs are going to be crazy, right around the legal limit in fact.

Like Jonathan mentioned, one method would be finding something you could BRRR.