@Grant Schroeder, further to my comments on your other thread about this, I should remind you that the key ingredient for a successful BRRRR is to buy it at a significant discount on its as-is value. ie.

I have had a few friends that invested in that area before and were successful.

The absolute most important ingredient for your success is how much people like and trust you.

I know of five methods that, have varying %'s of success:1 - Crystal Ball = 20%2 - Ouija Board = 21%3 - Palm Reader = 22% +/-4 - Card Reader = 22 - 23%5 - Fortune Teller = 25% (but I think they're just more experienced at guessing)...or, you can just do a really good analysis...and hope for the best.

It appears you have found success by achieving a great career to provide for your family but whatever decisions and ways you've chosen to look at life have led you to your current situation.

I'd be happy to share my thoughts on neighborhood specific economics and even share a bit about our economics i.e. the 1% rule is achievable but you have to be willing to either wait or work for it.

One or two successes like this might radically accelerate your vision here.

And now on to the deal mentioned above:My best friend has been wholesaling for about a year or two semi-successfully.

Managing a property from OOS is not something most successful investors are going to attempt to do.  

After all, the success of the properties has strong correlation to the quality of the staff.