Medford (North Boston) happens to be a low supply/high demand market so I absolutely need to get more comfortable with consistent rent increases but those increases need to be researched and in line with the market. 

To save those costs, you might want to stick to some year build and older, for example, if you cannot do inspections on the properties that you are buying due to off-market deals or something else that is hindering you (all sellers I buy from do not want anyone in the home till we close).

Quote from @Itay Heled: I manage nearly 400 rentals and demand is high.

Tired landlords have been the sellers in most of the situations, but also kids who inherited a probate house, and don’t have the resource to fix it up.  

Clearly there's a lot more ROI and work for a BRRRR.After finishing David Greene's BRRRR book and combing the forums, my impression is it'll come down to building the right team and doing our due diligence on finding and analyzing deals, estimated ARV, rehab costs, and rent /demand for an area with the most conservative estimates. 

With 4 properties in different location, you have 4 time more chance of RE appreciation.To maximize returns, leverage tax benefits like depreciation, mortgage interest deductions, or cost segregation while considering your ability to handle management demands and market fluctuations.

Also lots of sellers have locked in <4% rates and don't want to buy at 7% new investors who dont have low rates will just deal with the new normal or historic rates.

As an investor here myself, I can tell you we're seeing solid rental demand here thanks to the strong job market and major employers developing here. 

I own Granite and Pine Properties - a Direct to Seller Marketing company that focuses on giving sellers 3 selling options. https://graniteandpinere.com/My advertising is word of mouth, social media, SEO, mailers and cold callers.

Hi @Carlos Rodrigues,Realistically, it's unlikely that sellers will get permits while in escrow.