Based on your post, it seems like you have an appetite to learn and have some control in the outcome. 

The economic struggles of the city will suppress home values and rents for the foreseeable future.

As an agent, I call ahead of time and see what the appetite is for a lower offer. 

What is his appetite for rehab?

But honestly I lost my appetite to help you out.Do you realize you come to the forum DEMANDING help with "I NEED tips bla bla". 

The lender is now the barrier of entry of their risk appetite and they'll need you to gauge if it's healthy or not-- it's not your job, but there's too many headwinds for them not to do that.

There is massive investor appetite for cash flowing properties.We do things a bit differently though where we source the deal, sell it as-is, and facilitate the rehab while the investor funds it.

Your appetite for managing projects, extra time, experience, etc.What I would do is use it to actively raise more capital so you have much more to invest toward your 'passive' income goals.

When I get older, I hope to have the risk appetite and time to try BRRR.

They have the clout and the lobbying power to sway congress just as monsanto buys off politicians to get their anti gmo labeling laws passed or big pharma suppresses any non drug unpatentable natural/organic preventon/cures as there's no profit in health.