Clearly there's a lot more ROI and work for a BRRRR.After finishing David Greene's BRRRR book and combing the forums, my impression is it'll come down to building the right team and doing our due diligence on finding and analyzing deals, estimated ARV, rehab costs, and rent /demand for an area with the most conservative estimates. 

Be conservative and don't rely on young adults to pay their rent.

Thank you in advance,Steven I'd advise staying away from Section 8 in BHM and be conservative when running rental numbers. 

From the little I know of San Antonio (I am a wholesaler who specializing in selling STRs nationwide) its not a super hot Airbnb market but the amount you expect for rent sounds pretty conservative. 

This should incentivize them to conserve energy.

Commercial properties can be lucrative, but the financing/underwriting required from lenders is generally more "conservative" relative to residential and usually have higher interest rates (unless you have a "rock star", long-term commercial tenant in place) and generally require more equity from the borrower compared to residential.

I tried using the biggerpockets rental calculator this morning and the cashflow was negative, but I may have been too conservative with the numbers.

From my analysis—even with very conservative numbers—it looks like a cash cow.

However, make sure your underwriting is conservative and accurate.  

However I like to run my numbers conservatively and account for cap ex, vacancy, maintenance reserves 10/5-7/5-7% respectively.