@Kevin Allen  I don't believe so.

Admittedly, pricing will often account for any major items, and I don't believe this is true in Sandy Springs, but there are some areas that an interstate cuts off a small part of the neighborhood, and so labeling the neighborhood as "good" may be true for 90% of that neighborhood, but if you are in the 10% that is on the "wrong side" of the interstate, it can be a totally different market.

I'll believe it when I see it!

To get this amount through a cash-out refinance at 80% LTV, the home value must be at least $453,800 after one year.Based on your report your ARV right after reno is $425,000Add a 8% home appreciation for one year $34,000Estimated Home Value After 1 Year:$459,000Assuming a refinance after 12 months with a property value of $459,000: New Home Value (Post-Appreciation): $459,000 New Mortgage Amount (80% LTV): $367,200 Existing Debt Balance after 12 months: -$360,000 (because you have been paying interest only) Assuming Bank fees on New Mortgage: - $200 Cash Pulled Out: $7,001, allowing you to recover to pay only 7k on your initial investment of $29,790, leaving $ $22,789 in the deal.Many new investors mistakenly believe the BRRRR strategy ends after the cash-out.

There seems to be a waiting list in the area as well so I believe the demand is there.

Never believe the original timeline the contractor gives you!

I don't know North Carolina well, but I have a 10 property portfolio across Detroit and Memphis and I believe these markets are solid places to start and build a portfolio.

I believe anyone starting (buy and hold) should start with a multi (2+).

I don't believe I would buy even a great deal with conventional financing now.

First off you do have to be better than Evolve (low bar) and second you have to believe you are :)