So, I'll give some details and what I might suggest knowing here:What you are describing is basically a BRRRR property.  

I found some PM contracts basically make it harder to leave than to stay, even when performance is bad.

@Kerry Baird in Texas all sold information is not disclosed on a property not even price per square   foot is displayed on Zillow/realtor.com I have been running analysis basically on property that are for sale to get an idea 

I think what we're seeing in places with rent caps is that landlords are basically forced to make the maximum increase that they are allowed every year which in some cases may be more of an increase than they would have otherwise made.  

Some basic things to look for- Does the service only offer up to a certain number of phone numbers or email addresses like 3 or 5 of each.  

Sound like the perfect time to learn the ropes — local Birmingham landlord-tenant laws, property management basics, financing options, and rental-ready upgrades.

With your income + credit + experience, lenders WILL compete for this.You’ve got:800+ creditHigh W2Experience in operations/asset managementA realtor rebate (which is basically free down payment)Stabilized assets, not heavy value-addsThat’s the borrower every bank wants.My recommendation (most realistic + easiest):Step 1: Lock all 4 under contract with extended closingsYou want 60–90 days if possible.Step 2: Go to 2–3 local/regional Arkansas banks and pitch the entire roadmapTell them:“I need short-term financing (6–24 months) on up to four 4-plexes with a guaranteed takeout via conventional OO loans every 12 months.”This language is what commercial lenders understand.Step 3: Use one bank to fund all four under a master note / line of creditInterest-only, 12–24 months, no prepay penalties.Step 4: Refinance each one every 12 months into your OO productFree up capital, rinse, repeat.Final thoughtYour plan is aggressive, but it’s far from unrealistic.

Basically, you're expanding your SOI, and those connections will also pass your name around.I'm investing in Citrus, Marion, and Levy Counties.

Is this a location where people are out all day, and a more basic unit that sort of just as act as a place to sleep and cook simple meals?

It helps validate the value for the basic appraisals relied upon for the BRRRR refinance but usually comes back to hurt the investor on the exit.