@Adam ZbiciakI've been pricing these in the high 8's and low to mid 9's for most scenarios, similar to as you've described here.If you have a larger loan, stabilized with good cash flows, strong experience with 9+ properties, and strong liquidity, I've quoted these in the 5's (at par) at 55-60LTV with a Family Office I work with. 

If any portion of the building or structure is occupied by the taxpayer, the gross rental income from the property must includes the fair rental value of the unit occupied by the taxpayer.IRC 168(e) defines a dwelling unit as “a house or apartment used to provide living accommodations.

For myself, I own an e-commerce business so I am self-employed.

Your HOA will likely keep increasing and because of the excessive heat, roofs get replaced more than in other areas and if the HOA is not super liquid, that will come back to you in the form of an assessment.

You do not need a negative cash flow deal to show a loss on your Schedule E.

So to me Pinot land can only go so far.So wine tasting in the WV gets a little tiresome when every winery basically only has pinot and maybe one white. and or they buy their grapes from E Washington to make different varietals.

Assess your liquid savings (cash, short-term investments) and allocate a safe portion for your real estate investment.

Portfolio lenders or private financing (HARD MONEY) also works well for the BRRR strategy, but does require more liquid cash.

Also , READING CHANGED MY LIFE - I struggled reading growing up, and now it's one of my favorite hobbies. 

This is one of my favorite strategies - allowing the tax authority to take it to foreclosure.