I agree with @Becca F. that hard money rates scare me.

If they have a 5 year lease that says "tenant may have 2 pitbulls" then you are in a hard spot and have to find insurance.

Its dashboard is so cluttered, it hard to see who has paid and who hasn't. 

Most people are refinancing a BRRR because they are in short term debt (like 12 month hard money used for purchase +rehab financing) or own the property free and clear (they bought all cash) and would get a higher return on equity by leveraging the property and reinvesting the cash out proceeds of the loan to scale the portfolio. 

I recognize how much work is needed to succeed in this industry, and thanks to the US Army working hard has never been an issue for me.

I’ve also learned the hard way that good communication with your team and third parties is just as important as organization.

The tenants, who were always good, fell on hard times and could no longer keep up with rent payments. 

This can not be said about many 100k properties.Turnkey providers made sense IMO back in 2010-2015 when it was easy to find deals, but hard to get funding, so you'd sell the ones you could not get funding for.

Some investors use conventional loans, while others use private lenders, hard money loans, or partnerships.

If they have been paying well under market rent for a long time they may have a hard time suddenly managing a place at current market rents.