The downside would come if you are not getting good enough deals to justify the BRRR method and you would then grow much more slowly than starting off with a portfolio rehab loan from the beginning.  

If you can find a good enough deal that you have 20% equity in after repairs then you can refinance and not have any money left in it.With the numbers you have listed above that wont be the case.

If the top floor becomes climate controlled storage, is that good enough to consider the building a 4-family?

(I've thought of seller-financing which I will discuss with him on Sunday, HML's but don't understand them quite good enough to feel comfortable using them)Any ideas or suggestions are much appreciated!!

Self directed IRA has some additional hurdles but another possibility.It would be hard to imagine a situation where its worth paying the penalty but its possible if the deal is good enough.   

The general rule of thumb is if the deal is good enough, the money won’t be hard to find.

Not quite the “1%” or bette ratio that I like to see but seeing as they’re detached 2010 build it’s good enough.  

If you want to use a leasing broker the spaces are smaller, upper level, and probably mom and pop type tenants pay low money per sq ft so a larger leasing firm likely won't want to work on it as not a good enough return for their time.

Prolly not the greatest strategy but I figure if I like it and its good enough for me hopefully renters that I would want will too.Great point on reaching for harder to find deals.

Besides buying a good enough deal, I am trying to identify ways I can get as close to that 70-80% LTV as I can.