Building Core 4 for BRRRR

[Joshua Jones]

So a lot of Property Management companies around me also offer Rehab services.  My neighbor is a well respected PM/Rehabber/Investor and has recommended 3 PM companies for me to chat with.

Honestly, I wouldn't mind working with him.  But being neighbors, that could always get weird, so I understand him referring me to others.

I'm reading BRRRR by David Greene as we speak. I have about $300K to work with and understand business, marketing, sales, and systems. But what I don't know is anything to do with houses. So I need a really strong team to help me.

I know sales and marketing and negotiation and I think I will do fine finding properties. I'm already on a few lists of local wholesalers, though David Greene does not recommend using them the first time around.  

I'm going to be looking for $25k-$60k buys that will require an almost complete Rehab, so I can "buy right" and use "upgrade hacks" to get the biggest difference between buy+rehab and ARV.

But I have tons of questions:

1.  For the wholesalers, they have required earnest with no inspections/contingencies allowed.  They do offer walk-throughs before placing my offer.

If I go and do a walk-through and take pictures/videos, will that be enough to send to the General Contractors to determine a rough estimate?

2.  Is that even the best process?  I just have no idea how I would estimate a rehab.  (I've paid for the BP membership and I see the Rehab calculator, but don't have enough knowledge to even know how to use it effectively.)

3.  Is it even a good idea to work with a PM/Contractor combo?

4.  How do I incentivize my real estate agent to look for these deals if he won't be getting a commission?  My goal is to start buying properties, rehab them over 2-4 months, rinse, and repeat.  I've got enough funds for 3-5 properties/rehabs and once their refi'd/sold, I would be starting the process over and over again.  So, I could potentially be purchasing 9-15 properties a year like this.

Just unclear why an agent would bird dog for these deals.

5. Any other books/articles/blogs you can point me to for educating myself on the BRRRR process?