if it is a BRRRR you'd pay the seller off when you refinanced into long term debt, either conventional or DSCR.i don't know anything about the location, market, etc. but if it needs a 40K rehab, you need to push the purchase price even lower than 140K, or it will not work as a BRRRR. 

When you are new to the game, agents, wholesalers, other investors, and even you can push you around.

This could push your rent up to $7,500 or even $8,000, which would make your cash flow positive.In summary, the refinance could give you a good return in the long run, but the negative cash flow in the first few years is a concern.

. $700/month HOA fee may deter buyers, elongating your resale timeline, and could push your ARV closer to the lower end of your range.

I am wondering what it takes to deliver a higher customer experience, equivalent to receiving a warm wash towel at a restaurant table before you eat. 

Keep pushing on this—you’ve got a property with a lot of potential.

Wash dishes at the local restaurants.  

If it’s not then it should be a no brainer to get your $ back @Chris Seveney  I know there were liens because I saw them on Propstream and when I pushed the wholesaler on the issue he confessed (two days before the closing date) that there were a Few liens on the property.     

Recent solds are pushing $328/sf up to $413/sf for houses nearby that are built in the 1980's...

The cleaner has indeed been taking the laundry home to finish since they haven't been able to get everything washed and dried during the 4-hour cleaning window.We will look into the commercial laundry service more.