@Tanner Davis If you want to pursue either a fix/flip or BRRRR strategy, it sounds like you might need to find a partner/investor that knows you well and believes enough in you as a person to invest money in a project. 

The property is located in a prime growing area in northern Alabama.

You're in a great market in Columbus Ohio! 

They seem to be electronic brokers that will shop for insurance in a pool of carriers.

I also met the Wagner and the Nolasco team in person in their Orlando office, and they seem to care about delivering a quality product in a timely fashion.  

USDA Loan – 0% Down (Rural Areas)Must be in a USDA-eligible rural area (check USDA’s map).Owner-occupancy required initially, but STRs might be possible later.5.

Have you approached the current owner of the car washes to see how much they want in a sale?

I am a first-time investor, I'm looking to buy a duplex in a smaller town in Utah, the town's population is around 8.2k.

If you are interested in a home that's listed by an agent that represents a corporate seller in Atlanta or anywhere for that matter, RUN!!!!!!!!!!!!!!!!

Wasn't there a book something about 10,000hrs of practice or maybe it was a chapter in a book.