Best REI model (BRRR, Fix/Flip, Turnkey Rental, or?)

[Andy Zirger]

Fairly new into the REI game (18 months). Need some advice on our next move. Little recap of our portfolio & questions below.

Our current business model is less focused on rental cash flow and more so purchasing in an targeted transitional area of Atlanta that should have big appreciation value (+rental increase opportunity) in 5-10yrs with city amenities in the works.

We currently have 4 sfh & 1 duplex. 3 of the 4 sfh were renovated and then we purchased and have a renter in there. The fourth was not renovated but still turnkey with no reno needed, still long term rental. Just an older home.

The duplex one side was renovated and then they sold, yet both sides occupied & rent cash flow.

All properties were purchased with conventional loan 25% down found on FMLS. Will take us anywhere from 6-9yrs to get original down payment back to be “true cash flow”. All properties cash flowing between $100-500 monthly right now.

1. We've been reading a lot about the BRRR method and think that is our next move as we've been able to get some private funds at a 8% interest + our own cash. We also have a GC with a good track record. For simple math of our area distressed properties going for 75k-150k. Reno 25k-100k. All in cost 150-175k. ARV for a 3/2 is 215-250k. As opposed to putting down 50k on a traditional loan / renovated property we figure after a BRRR worse case we are in it for 10-30k, best case, breakeven. What about the above is bad about the BRRR I've heard it's like a cult like following. Either love it or hate it - why the hate?

2. What other options are there for the buy and hold rent method?

3. We just started joining wholesaler & off market deal email listings and FB groups. We attended our first courthouse foreclosed auctions, that was wild. But feel uneasy with those above. Thoughts?

We have around 75k of our own cash but not opposed to getting hard money / private money to do the rest.

Sorry for the long text but would love to scale!