Good point @Chris Mason, my friend hadn't thought about refinancing again in 12 months - after more research, it looks like mortgage rates can fluctuate daily so sometimes it's better to just take a decent rate. 

That's an interesting way to think about it but cash-flow doesn't fluctuate like you think.

Only thing is to be wary of material cost, as the prices are fluctuating quite a bit.

However, you can look at the historical Prime Rate to get an idea of what it’s done over the PAST 10 years, and you’ll see that the rate during that time has fluctuated from a low of 3.25% to a high of 5.5%. 

I’m in sales so commissions makes it fluctuate. 5 Single Family Homes: • 2 Stabilized cash flowing, 1 owned free and clear• 3 In middle of renovating for BRRRR using OPM.

You invest in more modest properties, you have a higher chance of riding out the unstable fluctuations of the economy. 

Now, I agree, construction cost is currently out of this world but its just a mere fluctuation just like everything else with growing demand after the pandemic. 

So it will fluctuate a little month-to-month but overall it is an easier process just to keep that in your name and pass it along to the tenant. 

The stock market has had wild fluctuations in recent years, so capital investment groups look for other commodities that are less volatile or can be controlled more easily.

You know exactly what you have to do, what it generally costs because all the rehabs generally follow the same blueprint.Yes, there can be some fluctuations in the standard of finishes depending on the area but overall, the rehab is pretty cut and dry what you have to do to hit your target ARV.