Ideal I would like to work an investor in my area whom is big enough that they need people to help deal with, tenant management, incoming leads, find new deals, etc.

before you ever meet them, and you're pretty sure they're a good fit for the rental, but they can't see the rental until Saturday because they're so far away.  

Here are my thoughts:-can't be too close to the ocean, sea level is rising rapidly-Ideally it'd be nearby (I live in Virginia) so somewhere on the east coast that I could drive back and forth to-Once I graduate, I was going to move to TX or NV and get involved in real estate there.

Many of these tasks you mention are part of the cost of doing business, such as periodic painting and replacing flooring (see some of the discussions on products like Allure if you want to avoid carpet issues).I think you have gotten more than your nickel's worth on this paint job and flooring, and even the most frugal landlord would want to redo these at this time (turn over is the ideal time).

That is cool you own a cross fit gym...you will see the flip and buy hold info here, and one or the other (or both) may fit your lifestyle and skills.

Some of the advantages we offer to sellers are 1.We pay cash and can close in as little as 3 days if that best fits your situation.2.You’re not required to make a single repair.

Ideally, I would like to buy something in my area to house hack, but that's still hard.

I had a quote of 2.64% for a 4 year term on my principal residence in Canada just today.The US starts around 4% but then you have to add 30 to 40% for the exchange if I use Canadian money for the payments.So, ideally I need to borrow as much as possible for my deals and pay it off as the dollar improves. 

After researching different retirement accounts, I've decided that a self directed solo 401k plan is a good fit for me.

Does anyone have support for this housing type being the best fit for the BRRR strategy?