Low Appraisal on our first BRRR

[Kimberly Smith]

NOTE: this is our first BRRR!!!

Purchase details: 

Duplex in Jefferson County NY, originally listed as 3 bed/1 bath on each side. 1 side was rehabbed and occupied by previous owner, 2nd side was essentially gutted (with one of the bedrooms removed), didn't have any plumbing and was down to the sub floor in most places. Purchase price: $68k. Funding: "Fix n Flip" hard money loan with a $20k rehab baked into the loan. 12% APR with the payment being 1% of the loan each month. Closed 12/21/18, 13 month loan term. Closing costs + downpayment was about $17k (funded by a HELOC on our primary), loan amount $78k. LTV 70%, ARV expected $110K (with the scope of work identified as only inside the property). We purchased through an LLC.

Rehab details:

Created a kitchen on the unfinished side: new flooring, new appliances, new cabinets, new plumbing, new electrical, new countertops. Created a bathroom: built walls, new flooring, new plumbing, installed a bathtub w shower, toilet, vanity. Reconfigured bedroom layout so each was accessible from a hallway (had to enter the master through another bedroom when we purchased the property), laid new carpet throughout bedrooms and hallway, created walk in closet in master. Replaced a few windows. Replaced all the siding on the entire property. Painted numerous rooms. Total rehab about $27k. New configuration - Apartment A: 2 bed 1 bath, Apartment B: 3 bed 2 bath. 

Refinance:

Starting the refinance process. Assessment just came back today at $100k. We were expecting at least $130k. Comps used didn't have any improvements. LTV of refi loan 80%.

My question: 

What are our options? Not likely to be able to sell by end of year. Trying to figure out what to do here. Do we continue with the refi, pay off the fix n flip loan and simply not pay myself back for the downpayment etc? Apartments are currently listed for rent but both sides are vacant. Expecting $2100 in monthly rental income (assessment estimated more like $1600 based on the comps they used). 

We are newbies and this is our first deal, looking for any advise you can offer. Many thanks!

[Brandon Sturgill]

@Kimberly Smith I see folks in this situation a lot...the BRRRR technique is really a cash acquisition strategy...for it to work correctly you should be around 50% of ARV going in...maybe 60%...and your renovation needs to be very conservative...no full scale renos...too risky. You have to remember that the LTV on the re-fi is going to be at 70%LTV and conservative...

BRRRR really isn't that great unless you have a screaming deal...most folks that BRRRR with a lender involved get screwed when they have huge renos or unexpected costs with the combination of being incorrect on the ARV...it's really a pretty advanced technique...and there are very few places in the country where you can find deals to make BRRRR worthwhile....sometimes economic condition may create a good BRRRR climate, but those days are passed...