grandpa lived there.. still stuff and vehicles on property... needs work, but its a BIG house, with a granny flat added on upstairs... 

Paying cash may help investors sleep better at night (ignorance being bliss) but losing all that money every month is certainly not wise investing.A wise investor maximises leverage to generate highest returns on cash and holds a reserve in other vehicles to be used for the same security as dead equity while still earning maximum returns.

In my View, a good BRRRR is when you are able to refinance on 3-6 months by adding value. this is hard to do in Hot market if you pay retail precises. 

His work is the type where they put excessive sub-woofers and flat screens all over show vehicles, turn a Suburban into a 2-seater with 9 feet of 47billion watts worth of subs, wrapped in flowing body-colored fiberglass with computer controlled LEDs, and make golf carts thump while they cruise car shows.

That was the precise advise I was looking for.

Chris Martin I think where you differ from the OP is precisely why it makes sense for you.

And while it can still be "a deal" at that point, as Warren Buffet says: "It is better to be approximately right than precisely wrong."

The vehicle is my primary mobility device and contributes directly to wealth building and the safety of my family, in all other ways it’s a liability I have a semi functioning truck and some real estate tied up in my late fathers estate with with about 25k in back taxes plus lawyers fees.

I am reaching a point where I badly need a new vehicle. 

The vehicle is my primary mobility device and contributes directly to wealth building and the safety of my family, in all other ways it’s a liability Liabilities all my “poor guy stuff”I have a semi functioning truck and some real estate tied up in my late fathers estate with with about 25k in back taxes plus lawyers fees.