Start by talking to a bank/loan officer to see how much you can borrow. 

As of lately, the traditional BRRRR is not working with the higher rates and low inventory as, others have mentioned. 

I try not to involve banks (the cheapest money) you end up losing 45% of Potencial CF.New here but if your able to contact me we can talk more about creating Cash Flow.  

People will see this when you are at the grocery store, bank, gas station, restaurants etc.

Meanwhile, switch banks.

.- The 203(k) will allow you to bid on properties that need repairs that won't qualify for a traditional mortgage => less competition => better purchase price.You will need to find a great local contractor you can trust to supply the required bids to qualify for the 203(k).- After closing, you can do some of the work yourself to save money, but the program doesn't allow you to pay yourself.You will want to buy a Class B property, maybe Class C+, in an area that seems to be improving.

That means, no conventional loans, bank loans, DSCR loans.  

The banks/credit unions said I needed 6 to 12 months of ownership to get refied. 

Traditional residential home loan.How did you add value to the deal?

Working with a local bank it was a breeze.