@Pierre Guirguis - I think it depends on how much of your existing capital is currently "tied up" in the BRRRR.

Hey All,Arvada is proposing updates to its short-term rental rules, and the biggest change is Only ONE STR license per person would be allowed (down from up to three today).This would apply regardless of whether the property is owner-occupied or not, with a phase-down period for existing owners.This could significantly impact small investors who own multiple STRs in Arvada or were planning to scale.For operators with multiple STRs today in Arvada or other states, what’s the cleanest way you’d unwind or reposition properties under a one-license cap??

If you truly have a small, fixed group of six or seven people coming in at the outset, all with pre‑existing relationships, no public solicitation, and no expectation that investors will rotate in and out, you may not need a formal Reg D 506(b) filing at all and could potentially rely on the long‑standing private placement exemption under Section 4(a)(2) of the Securities Act, which is what Reg D was designed to provide a “safe harbor” for in the first place.

You’re ALWAYS better off investing locally, where it’s easier to:Learn the marketNetwork to find dealsNetwork to find contractorsBe more hands-onDriveby property to keep tabs on itNetwork to find a decent Property Management Company (PMC)Next best location is somewhere else you lived, where you have an existing network of family & friends to help you as accomplish the above list as needed.If you invest OOS, your biggest challenge won't be finding properties to meet your goals on paper, it’ll be successfully outsourcing all of the above.The biggest mistake we see OOS investors making in our market, over and over again, is not fully understanding Neighborhood/Property/Tenant Classes and how they impact your probability of success!

In addition I found these common misconceptions by investors about purchasing existing notes 1.

However, in the spirit of full disclosure I will admit that much earlier in my real estate career I was willing to commit almost all of my capital into a deal with high return/ low to moderate risk profile.  

Karinne, Great thought on house hacking with your VA if that property exists in your area. 

The licensed state PE does not exist at the electrician firm.

Platforms like BiggerPockets exist precisely so smaller investors can ask questions and share experiences.

That said, using a light structure makes automation and reminders much easier without adding complexity.What works well for self-managing landlords is something like:[Property] – [Task] – [Urgency/Type]Examples:“Oak St Duplex – HVAC Check – Annual”“Maple Ave – Lease Renewal – Unit 2”This lets you quickly filter/search and also trigger automations later if you want to, but it’s not mandatory.On maintenance + emergency callsWhat you’re describing is exactly where most tools fall apart for small landlords — they’re built for volume and vendor density that just doesn’t exist in smaller cities like Pittsburgh.