But I have read many topics on here, many investors facing difficulties with BRRRR now as the market is “not right” which make me have to think again about this strategy. (70% rule still working for this market?)

I have other considerations like quality of the house at purchase, neighborhood, renting room specifics etc.

Due to the market appreciation during the last few years of regular payments I was able to remove the PMI from all loans except for one.

Leveraging Bob's local market expertise, we secured the property for $30,000.

Leveraging Brittany's local market expertise, we secured the property for $200,000.

All my deals are off market, no realtor involved.

If you're at market rate rents maybe the investment isn't worth it.Maybe it makes sense to do nothing? 

I'd build on an infill lot closer to downtown. you can get land within the downtown markets and construct multifamily properties through the same process and higher units and better floorplans. we just passed our first triplex in central ohio and are breaking ground in 3 weeks. 

Welcome to the Ohio market!

When structured favorably, seller carried transactions can offer lower down payments, below market rates and terms and improved cash flow and cash on cash return.