I’ve never managed roommates or lived with roommates but I know it will benefit me so if  the triplex doesn’t work out I wouldn’t mind having roommates.

We have 3 boys who are actively in sports and the location of the house just doesn't work out for us. 

The issue there is that you have some people that just don’t work out and some people you have to let go.

So their plan is follow Hawaii’s “protect the homeowners plan:  how did that work out?

With all this information you get a total out of pocket estimate, net cash flow and total ROI, which takes into account estimated vacancy (~10%) and property management (15%) and a maintenance/repairs budget.They have target cash flow and ROI percentages for every market they are in, and if the numbers don't work out, that deal never makes to the investor. 

work out whatever terms you want with them.everything else is hard money / commercial money.

I wouldn't say I necessarily do any as Brrrr because there isn't that flexibility to refinance at will so I'd call them more-so value add than Brrrr but end of day, yes they do work out like a Brrr just with determined date for such. 

But again, if you're going to take it down to change out furnishings anyway, then the timing could work out well.

How did the cash flow work out?

I appreciate how @Scott Trench is publicly giving his research, opinion, and what he’s investing in, but has the humility to admit it may or may not work out.