Auction: would your BRRRR or just leave them alone?

[Paul Han]

Hi all just wanted to get your thoughts on these two auction wins:

property 1: won at 96.5K, Appraised value at 180k. est rent 1400. 

property 2: won at 77k, appraised value at 160k. est rent 1200. 

assuming 20% down (yes I can finance these) would be about 35k down. 

with just a straight investment/dscr loan the COC would be about 30%. But i could BRRR with hard money then refi with appraised value into long term for my capital back out. this would allow me to pull my 35k back out but reduces cash flow by about half.

which directions would you go and why?