I think that's the first decision you need to make before we even elaborate in any more advice.  

even with a lower purchase price that's probably 1/3 of DC's they still mostly still don't work - rents not high enough, too much deferred maintenance, not in the right location, or all of the above. 

(approximately 25% tax in any depreciation you took, or could have taken< even if you didn’t.)

Even though you only need 15-30k, DSCR loans are typically at least 75k as the minimum requirement and you'll get an increase on your rate for having a "low loan amount."

Because I’m stayin fully booked, even with all this mess goin on

There is a huge difference between managing 30 or fewer units for less than 3 or 4 years (perhaps even on a part time basis), vs. over 100, 500, or more for 10 years or longer.

Do you even have a car?

Why would the city even be involved.

I'm aware that approach may go against the very idea of flipping (e.g. 70% rule), but at this stage I prefer to be as cautious as possible, even if my margins might be smaller.

There are exceptions if the tenants damage the furniture, even thought it is your furniture.