Although I was just involved in a deal where people were left 11 acres of land in the middle of nowhere.

I did a double framed wall with doubled 5/8" drywall on both sides with green glue and double insulation in the middle on my ADU, and it's beautiful.

BRRRR is great but chances finding a deal and getting all your money out with light rehab is slim to none unless you find your own lead.I operate in Baltimore in C+ areas which is still cheaper than many even wholesalers are overcharging for their off market deals.You either have to do heavier rehab or find a deal without a middle man.

This project took about 4 months to complete and we have had it rented out since the middle of Sept

Can I just wait till the middle of sept and make the rent much larger which will probably force them not renew the lease. or is there any other method to follow other than rent increase. 

In the middle of the night I'm firing off questions and they in turn answered them all.

Over the next 30 years, I use 2.5% as a "middle of the cone" annual number. 

you get stuck in the middle of the strategy? 

However 3 bedroom is the squishy middle where there is only enough space for 1 nuclear family but not 2+, but will require a higher ADR and cleaning fee to be profitable than 1-2 bedrooms.

Then I file a landlord complaint for possession. 9/10 they pay late, but they pay the rent along with the late fee by the middle/end of the month and then the cycle continues.