I think BRRRR can still work really well under 2 conditions: 1) you have another substantial source of income and your capital is somewhat renewable (I don't) or 2) you're willing to compromise on your target areas and move to secondary, tertiary, or out of state markets (I am not) or 3)  you're very lucky and/or skilled at acquisitions (I am from time to time).  

@Leo CuomoRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

We source off-market deals, pair them with investors, and then hand hold through the rehab and city inspections when things are complete.We have existing contractor relationships and a team on the ground to keep tabs on things and keep you informed along the way. 

I find it's best to get your rental data from a few different sources, weight them, and then do the math.

While the marketing side would essentially give you another full-time job, it could yield results and bring more options forward.Your agent can help you source most prospective deals while utilize your own marketing efforts to find potential deals. 

It will soon be mortgage-free and could become a strong source of income.

You need to buy, rehab, rent, manage, refinance if the numbers make sense, don't if they don't, repeat if you identify the right property and if you have the capacity to properly manage, and maintain external sources of cashflow to really get it going. 

Yes, Agency minimum is $1M, but we have multiple other sources. 

I am sourcing private money to close.

**Private Money Lenders**: If traditional lending sources aren’t providing favorable terms, private money lenders can be a viable alternative.