As Bruce said "Been there  / done that." After doing this for 30 years in Little Rock, have made a jillion mistakes and taken my lumps.  I like to think I have a masters degree and PHD worth of lessons I have paid for and learned (the hard way)!  But cant put them on my resume.

But good for you on not getting discouraged and instead, retooling and moving forward. 

Dont forget: While BRRRs are great, there are other strategies. For example, purchasing an existing, occupied rental.  Check with property management companies in your target area. Inquire if they have owners looking to sell.  Ask to be added to their list of buyers for future listings. These properties will be vetted, have history and performance you can analyze. Will likely be rented on day one, etc. I literally had an owner contact me yesterday that he is ready to sell 3 properties because he wants to 1031 into a commercial property. Not selling becasue they are bad, just because he has another opportunity.  In these type of situations, you can usually get a good deal because the owner is motivated to sell.  

Keep on keeping....!