I'm looking at purchasing a small multi-family rental property in the Allentown or Philadelphia area, and I plan to use the BRRRR strategy.I'm struggling with the best way to analyze potential properties to ensure a solid ARV and would love any advice on effective tools or methods you use.

I’m mostly interested in multi family homes (using the Brrr method).

**Mesa's Eastmark area** - Strong school districts driving family demand Property Types in DemandThe most profitable flips currently involve:- 3-4 bedroom single-family homes built between 1970-1990- Properties with pool potential (but without existing pools)- Homes with generous lot sizes that allow for expanding square footage Renovation Trends That SellPhoenix buyers in 2025 are particularly drawn to:- **Energy efficiency upgrades** - With Arizona's extreme temperatures, smart thermostats, improved insulation, and energy-efficient windows offer significant appeal- **Outdoor living spaces** - Covered patios, pergolas, and native landscaping that requires minimal water- **Modern desert aesthetic** - Clean lines, earth tones, and natural materials that connect to the Sonoran landscape- **Flexible spaces** - Home offices or multi-purpose rooms that accommodate remote work Challenges to Navigate Water ConcernsThe ongoing drought situation means water-conscious renovations are no longer just trendy—they're essential.

Every appraiser has told me they're appraising the house, not the staging, but I can almost guarantee that a nice clean staged home that is cold on a hot day, has all the lights on, smells good will appraise for a higher price than a foreclosure dump that smells and stacked full of trash. 

Before moving out, test different strategies, automate management (smart locks, cameras, cleaning services), and decide whether to self-manage or hire a property manager.

Essentially I am looking for a clean way to organize everything as right now its very messy with how my current accountant is working things as he doesn't specialize in real estate.

That is a significant (18%) difference that needs to be cleaned up.

Title company went after the crook and cleaned up my  title. 

However, the stacking method of buying one at a time and scaling is probably much more risk adverse method. 

The new owners spent days cleaning the lawn, repaired the furniture and threw the property us for rent on the newly created AirBnB platform.