Most of the Flippers want to be around 75% of ARV minus repair cost or lower.

Refinancing next year would likely allow you to lock in a potentially lower rate than the 8% you're currently at, especially if the market conditions continue to favor lower rates.Avoid Duplicate Fees: You're right in thinking about avoiding duplicate fees for the refinance and HELOC.

Biggest thing here is they wants a house big enough for 2 separate living areas and house cannot have more than just a few steps to entrance and hopefully rear entry/etc.

@Kwok Wong With limited exceptions its customarily the lower tier neighborhoods that present both BRRRR and cash flow.

There are currently tenants on a month to month in the upper and lower.

Costs can be on the lower end if you use more standardized templates, while custom documents tailored to specific deals tend to fall on the higher end.Location can also play a role, with attorneys in larger cities often charging more.

@Kent FordI agree with @Ryan Konen regarding areas like San Antonio’s outskirts, parts of Fort Worth, and growing cities like Tyler and Lubbock, which are becoming popular due to relative affordability and job growth.We will see an interest in smaller metro areas where prices are more accessible and a surge in new construction aimed at entry-level buyers.

Lower your price, but don't lower your standards.

C class and lower areas is only where S8 beneficial and that tenant base can be a headache.

if there is lots of interest, they can say to you "that's a nice list of 'issues' your inspector found - give me asking price, or find another property. i'm not making any repairs or lowering the price."