I have been successful in the San Diego market mostly doing brrrr.  

I'm running BRRRR deals through my modeling sheet and none of them ever come with positive cash flow.

All this adds up to a lot of continual investment overtime.So, I look at like this: a good BRRRR will almost always be a good flip.  

@Joel Bayer- I stopped using the BRRRR calculator a while ago because it doesn't handle complicated financing scenarios like this well. 

Quote from @Renee Pohle: Please talk to an attorney and create a strong partnership agreement that includes a method for parting ways.

DSCR works pretty cohesively with hard money, especially when you use the BRRRR method since it allows you to increase leverage on the back end refi. 

For me I am working to leverage 65-75% LTV and use money to reinvest and BRRRR and flip to build up cash.

Find Brandon's videos on YouTube for the "four square" method of analyzing homes and practice.

Regarding BRRRR, this is a tough strategy today due to interest rates, if you did a modified BRRRR and bought a property and renovated it and house hacked it that could do very well for you. 

Using a VA loan as a financing method for the house hacking strategy is great way to build equity.