The rental one is straight forward but I'm having trouble understanding the BRRR calculator.

The best part about a HM lender is that they will pretty much tell you straight up when your deal isn't that hot. 

This is taken straight from creating a profitable marketing message from business training I am going through."

Show him a calculation of what you will pay him monthly and what you will pay him in total (sum of all payments) to show him that he'll earn so much more with seller financing than doing a straight sale.Here are some resources you might find helpful:https://www.investopedia.com/articles/mortgages-re...seller-financing-home-sales-30164.html

(The way we went straight from a foot of snow to 90 degrees, if he doesn't have AC he might be escaping over to her place.)Start by saying that it's okay if he is living there, you just need to know about it, so she doesn't feel like you're out to get her, then talk and figure out the situation.

The other two units in the triplex are 1 BR, so those will be more straight forward. 

having spent a decade in the timber business in Oregon I call it Oregon porch time.. these are not inner city dwellers these are folks that you need to sit with and talk  have coffee and build reporte'if the homes are nice and clean and saleable probably tough to buy under market unless your good at looking someone straight in the face and telling them their 300k home is only worth 200k.. that is a moral issue.Also be aware that you CANNOT legally sell a home you are not in title to in Oregon.. its selling real estate with out license and don't listen to all the people from all over the country that wholesale.. many states its an accepted practice in Oregon it is not.Also if your flipping homes IE coming into title you also need a developers license in Oregon  talk to @Karen Margrave she just got an education on this.. the state is cracking down on flippers.. its a 5k fine.. usually 1k first time. 

So it sounds like a straight cash offer would fly.

Its harder for the vertical portion to crack because the waste/water falls straight down.

James Dobson once was asked "What was the best advice he could give a new father" and his answer was so straight forward that it stuck with me.