Are Refi's on BRRRs with current rates making them hard to cash flow?

[Casey Adams]

Hello,

I'm new to the BRRR game, am currently waiting for approval on all my HELOC paperwork, and researching various markets. When I look at potential rentals (just putting 20% down and renting it), there's seems to be the ability to cash flow from my calculations.

However, when looking at rehab properties to BRRR, .75%-.8% cash out refi's I'm seeing are turning my properties into negative cash flow monthly. Am I missing something or is ARV valuation going too high spiking deals because of the interest rates right now?

Thank you for anyone who responds. Looking to educate myself and learn.