What's best approach with this oppty? Or pass all together?

[James Gregory]

I just came across an opportunity and would welcome input as I'm still in the early stages of investing. (I just completed rehab of my first duplex and am in the middle of first SF rehab. My core strategy is to buy distressed properties in B- to C areas in Central Ohio, do rehab work and then rent and hold long term, refinancing to pull funds out for new opportunities - pretty much BRRR method.)

I now have opportunity to buy 3 SF home in B- area that is transitioning for the better and will likely see solid appreciating in coming 2-5 years. They're each 3 Br 1.5 Bath built 1920s, available for $100K on average, with ARV of $225K based on recent comps. Two of the SF have below market renters at $750/month (rentometer shows average of $950/month.) The properties will require $40-$60K to get to the $225K ARV condition and with that investment they would be negative cash flow from a rental standpoint. Using the 70% rule, purchasing - rehabbing - and flipping them is not all that attractive either, plus that would pull me away from my strategy of BRRR and long term hold. Although i could look to flip these and do the 1031 tax exchange to put cash to work on other BRRR long term opportunities. My worry is that may turn out to be alot of work and energy that could otherwise be put towards finding the next deal naturally aligned with long term hold and rental cash flow that is my core strategy.

Wanted to see if anyone sees a different way to make this an attractive purchase.  If not, there are other opportunities out there!  Thanks in advance for feedback.