I know they are not all like this, my sampling is very small to be fair.

The areas you are looking in are a step below the most expensive so I have no doubt they are higher, but you are also looking at a small sample size when you only look at homes available for sale now.

Of course I was aware there was no curb and gutter at time of purchase and that there was an easement in place, and which hadn't been exercised since year the properties construction in year 1960. 

The resources we had:- a bank (conventional) that lends money up to 35k for 650 credit score- hard money lender with APR 120%- seller/community (who acts like he doesn't want to talk at all)- a real estate mentor that costs $35K to useThe "answer" to this exercise was:Use personal credit to borrow from the bank and spend the $35k on mentor, and then mentor has the "connection" with the community bank to negotiate a deal and brought a 70K property for 40K with FMV of $140K.

The rest of the day will be seen as Benchmarking exercises: beaches and good food!

Hope this exercise illustrates the fact the BRRRR and cash flow are not always indicators of success and far less time could have been invested to achieve a more favorable result by purchasing in Market A at the start.

With loan extension you might have to come up with extra payment to get DSCR in range lender will approve.That is why to go through this exercise NOW and if you know tenant wants 300k TI to extend and bank wants 300k to pay down estimated balance when new loan placed you need 600k to come up with.

My sample size is small but I have not needed to show the apartment to book it yet.

Happy to provide some sample reports and comparisons.

Has to be individuals  who own a large enough portfolio where they are not getting lucky relying on a small sample size.