Hello, my name is Kamarye Hodges and I am a broker, I wish to gain insight and experience. Hopefully I could even provide some sort of value to this group and most definitely do business with some of you. I like to bu...

You didn't mention having other money available.

Check with your lender and what they would require.Think of everything you can to make it win-win for the buyer. 

Any horror stories or good wins in this niche?

I'm not how you are defining a BRRR that works, but if I have a unit with brand new roof, mechanicals, kitchens, bathrooms, etc... and leave 10,15 or 20% in the deal I still feel like I'm winning.  

It has been a rewarding journey and the transition from salaried employee to 100% commission was scary but has been rewarding and I have been able to surpass my highest W@ in coaching with my new role. 

Asking strangers how to spend your money is a fool's errand.

The refund part is just to get you get committed to another deal that makes them even more  money than that refund.

You win in both scenarios.

If your rental rate is below the market anyway, a Tenant might consider this to be win as they would get the lower rate in the beginning and just rise to the level they were looking at everywhere else.Step clauses can be written right into the lease, or created by using 3 month lease terms with an auto-renewal at the step up rental rate price.