You sound well versed. You just need to find the right deals.
BRRRR strategy sounds ideal.
You could also target tax sales since you have the liquid cash and then use the hard money to force the equity completing the renovation and then refinance and rent it out. Learn here about tax lien/deed investing if not familiar. This is a great source! Book 3 of Real Estate Knowledge Series
Focus on cash flow and minimal flipping unless its to produce seed money for another BRRRR. Taxes are too high.
When you BRRRR correctly, you’ll still be using that same $100k 5 years from now but you’ll have much more cash flow and equity.
Yes. Tax liens and tax deeds. Study it. Great option but you need education. This is a great source. Very thorough and doesn’t take way too much time teaching you. Book 3 or Real Estate Knowledge Series