I feel dumb. Please help me out lol

[Ethan West]

I don't understand the numbers here. Looking at a $180k property in desirable area of Texas.

Purchase Price: $180,000

Down (20%) $36,000

Closing costs $8,000

Rehab costs: $15K

Comps/ARV: $220,000

Refi Loan (80%): $176,000

So I am into this thing for approx. $59K (not including holding costs, etc...I have listened to a ton of podcasts and do not understand how to get 100% of your initial investment back in your pocket on any deal I run through the BRRR Calc. Am I missing something here...?

[Brian G.]

@Sterling West don't feel dumb, you are just realizing how hard it is to BRRRR! Your all in cost has to be 70-80% of the ARV (depending on property type and your lender) so you have to find a screaming deal or a value add deal to make it work (ie turning a large 2 bed into a 3 bedroom with the existing square footage). I've never done a BRRRR but finding a great deal is critical. It's like flipping a property with great margins that you keep for yourself instead of selling.