Factoring reserves into BRRRR Analysis...do you?

[Travis Hawthorne]

The main strategy behind BRRRR as I understand it is if done correctly you can recover your original investment with a refi and go do it again (repeat).

When you analyze a property do you include your reserve fund (for simplicity let's just say 6 months PITI) in your analysis when determining whether or not to buy a property using the BRRRR strategy?

If you don't - then to me you are setting your self up for spending that 6 month reserve out of pocket every time you buy a property. Let's say you do that 10 times in a year and the reserve is $6000.00 - it will cost $60K cash out of pocket in that year to do the BRRRR Strategy and have sufficient reserve for each property you purchased. So to me - i think i should factor in this expense and essentially underwrite it into my deals analysis.

However my concern is - does factoring this additional expense in make it unrealistic criteria and properties too difficult to find? Or should a prudent investor buckle down and do more work to find the right deal to meet his criteria? I think the answer is obvious that you should factor it in, but would love to hear from the BP Community.

The more I learn about R/E investing the adage "you make money on the purchase" seems to be more and more true. I haven't done a deal yet, but gearing up to.

Any thoughts are welcome. Thanks All.

Travis