A buddy of mine who invests out in Phoenix once had a client facing a similar timing mismatch on a rehab project.. they ended up working closely with a local credit union who was more open to interim valuations.

A customer of mine happened to be a local real estate investor and he owned the land next to my business. 

I have lived in Truckee for over 23 years and understand the pain you can go through dealing with a local government where the answer you received on Monday is different than the answer you receive on Tues, Wed, Thur & maybe even Friday if anyone is working.

More important than identifying target areas is establishing relationship with a local investor-friendly professional who has personal experience in investing in Cleveland.

There are a couple of car washes in my local area that are for sale that I am interested in but do not know where to start. 

Aloha Sino, id recommend a lender in your local area of Texas.

Check with your broker and make sure this fits with your local laws.

-Local banks were the best.

Once the time is right, with enough research, I would jump into a market (hopefully local if affordable) and get started.

However, my under writing due to the recent rate hikes shows large cash negative after a high LTV refi to extract the equity so I am not currently actively pursuing BRRRRS and I find this is true for many of the local investors that were doing brrrrs a few years ago.