I've read a lot regarding the BRRRR strategy however putting theory into practice is where I am failing, especially given my current market environment, where $100k would likely only serve as a down-payment.What it sounds like you are getting at is to use a HELOC for the "Buy" and "Rehab" to avoid initially being overly leveraged ?

Second Hand Surplus provides flooring and is great for people who know what they want and don't need a Home Depot retail environment.

even after a whole year of her passing.The house exterior isn't in the best shape at all, 40 years of environment is now showings its taking a toll.

Specially in this environment when rates are going higher.

This was my third auction and i felt really good about a few properties so i pulled the trigger and got one I was asking questions, some i knew or had an idea of the answer, to get some opinions from people on here who have been doing this stuff longer than i have as I have no mentor. other than those that do this for a living I think you have a good handle on this.. not that complicated and your UBER lucky to be bidding in that environment were the heavy lifting is done for you up front.. many jurisdictions are MUCH MUCH tougher and riskier.. 

The market has gone through a couple of cycles since then and I've seen how newbies get killed not keeping their eye on the macro-economic environment. 

Has anyone ever experienced a declining rent environment?

I have 3 Airbnbs in different states and different environs. 

With its proximity to Nashville, Austin Peay and growing business environment, it is definitely a good place to invest. 

People that bought warm belt states 7 years ago at prices in cold belt states today good luck replicating that in today's environment.