I'm happy to make a recommendation if you're OK with a CPA that is based in another market.

They seemed good, and looks like they have prior experience managing the building I’m buying (based off the leases that were submitted to me) but way to expensive to what I’m use to … $137 - $184 per door (over 10%) and then $750 per door for the maintenance reserve. 

What percentage of gross revenue does an owner typically keep if they do employ a property manager?

They want to pay based on what you're actually making.But I also believe that the square footage of the cabin plays a big part too.

Having owned property in rockford its not a great appreciation area so getting a HELOC will probably take 5-10 years based on loan pay down and maybe some slight appreciation.

I agree with finding quality comparable properties and basing your income off these.If there aren't any, why is that?

And I was thinking the 2017 10 year was based on the market starting to really crash in 2007 

I'm also based in CA and invest out of state (Detroit).

As a real estate agent based in New York, specifically on Long Island, I'm eager to hear from anyone who has experience with BRRRR properties in this area or has valuable tips to share.

In short, this would be an entirely appreciation-based investment.Given the state of the economy today, with high interest rates and the seller-buyer lock out effect, I want to discuss the pros and cons of this investment at length, specifically in the context of all the other properties / neighborhoods that I have been evaluating.