Do a true BRRR or take the money and move on?

[Joshua B.]

So I've got a deal under contract now that I'm almost positive will be a true $0-in BRRR in that I can buy then refi and get all my cash back out and maybe even a bit extra. Now, know that I'm a bad landlord because I have no systems in place, this home is a 45 min drive from my house, and I have a short attention span so flipping has satisfied my need for immediate payoff. That said, interest rates are amazing. Home will likely sell for $215k give or take $5k if I list. I'm buying for $162k. Rent would be $1600ish and I have solid credit so should be able to get a great rate.

Stick to the normal m.o. and flip or use this as an opportunity to scale? I change my mind constantly but feel like this could be a good one to reset my strategy on and begin to scale.