Trying to grow portfolio (BRRRR), but in today's market...

[William S.]

I'm currently in my growth phase of my portfolio. However, I do not see any value in today's market. I started a year ago and have 4 units (3 SFH, Duplex House Hack). In today's market I am considering selling two of my SFH rentals that are low performers and using the cash to refinance out of my FHA loan for the duplex. Since I started, my education/team have progressed and I have narrowed my strategy down. My next steps are completing BRRRRs in my target area, but the numbers do not work like they did two years ago. Prices have gone up 20%, but rent only 10% or so. The value is simply not there. Example Below:

Purchase Price = $105k

ARV = $160-170k

Rehab = $35k

Rent = $1,450-$1,650 depending on size

In this scenario it would take some out of pocket cash, and there wouldn't be much cash flow per month...

I'm unsure where to go from here. I want to grow to five SFH rentals using BRRRR, then snowball the debt, but in today's market I'm not sure if this strategy works anymore.

Thoughts?