I have enough capitol to buy the property cash, however that would mean me losing out on the fantastic BRRRR strategy and tying up money that I could put into future investments. 2 questions:Is there a version of BRRRR where I could self-finance the buying and renovating, then somehow refinance my money back out of it? 

What do you mean by non occupancy?  

The only thing i could ever figure is that water got trapped between slab and the plastic that goes down at construction and just slowely mitigates out, which might mean no water sensitive flooring for quite some time.

Their home (owned or rented) had to have been destroyed or severely damaged. 

(Did you mean $98 per month?)

I plan to negotiate the price lower once I prove I have the means to purchase since they told me they are having a hard time finding someone with $40k for the first installment.

When you say "investing" what do you mean?

This differs market-to-market and I would defer to your local broker for accurate information but most people would tell you where in "the 7th inning stretch" at best which means there is a good chance we are in a down market in 6 years.

I would have negative cashflow of around $900/month on the house (SFRs don't cashflow here), and added holding costs/time mean my cash on cash returns would suffer, but I'd still meet my threshold... unless of course the market tanks by then.

Now does no money down, actually mean absolutely no money down, or does it mean something else?