., you would accept properties that have minimal (and short run negative) cash flow, so long as you collected 6 properties within your timeline?

Minimal effort - minimizing the amount of work/time/effort you have to put into the property to generate that cash flow.Other things are also important - ability to resell/refinance (exit strategies), appreciation, etc, but those are going to be paramount for something you expect to provide you a reasonable, regular dividend. 

This is what I tell almost every beginner I come across, they are focused on finding the perfect location to minimize mistakes they can make, but there is no perfect location!

They required a written endorsement of a neighborhood organization (thank you Community Coalition of Barnum) and then a presentation/pitch to a city panel.

The prospect of TK seems to minimize some risks (I realize no investment is not without risk) but I want to get a better understanding of how other folks have approached this equation.  

You can drop by any rehab going on in the area you'd like to BRRRR and you know that person works in the area.Second to this would be to ask around in the flipper community to get some leads, then call those contractors and ask if you can see any BRRRR properties they are working on right now (they probably won't know what BRRRR is, so have an elevator pitch version to ask them). 

agree to the extent you can house hack  4 plex in your area with FHA loan you get in with minimal down you live there a year.. you keep your powder dry.with your skills I would look for value add .. buy one do the work  then refi. don't go spending all your cash.. keep no consumer debt and keep collecting cash.. real estate will always be here.. it always has.. be selective and methodical and in a few decades you will be smiling.

Obviously I want to minimize the time the condo sits vacant. 

Inside wooden framing with a pyramid hip style pitched shingle roof.

I like State Farm because they have been in the business a long time and have a record of paying out claims with minimal hassle.