BRRRR vs 20 unit + Proprties

[Joe B.]

Good morning, new here and wanted some feedback on current strategy vs what I'm hearing on podcasts, forums etc. I currently purchase distressed multi-family 2, 3 and 4 unit properties repair, rent, refinance and move on to the next. I’ve been able to do this with tying up very little of my own capital and refinancing close to 95-100% of my original investment. Cap rates when all is said and done are between 13-19%. From my point of view, I’m doing things the right way and can repeat this every 6-9 months depending on inventory. Are these returns/cap rates scalable/realistic to larger projects?