When you are in the refinancing stage of the BRRRRR, do you refinance from a local bank? 

BP, I am in the fact-finding stage.

During this basic cleanup and buildout stage we received various offers which quickly revealed to us the high potential that this cannabis real estate market may provide.

They always answer my questions no matter how elementary.

That would still be capital gain since you owned the asset for over a year, and the REO was just a different stage of the process.

Getting @$750/m (or even less) instead of @$800/m will also impact negatively on your reported ROI.At this stage, I reckon: find out who you'd be using as your Property Manager.Get the right one, you're golden.

they've been good tenants, have owned a home before so know what they're doing (probably more than me at this stage) and if this makes them happier/want to stay longer....all the better.  

Still in the early stages of conversation but got some beginning information and wanted to see if this was worth pursing:Asking Price: $550,000 (I already assumed that was too high, trying to figure out a reasonable price to offer)Income: $4000 a month (believe there is potential for rent increase (waiting on specifics of each unit))Expenses: $900 a month (Water, Garbage, Taxes, Insurance, Maintenance, Pest, & Septic) Self- ManagedNOI: $3100 a monthCap Rate: 8.72%Stable TenantsDoesn't need major workGood Area, Decent SchoolsQuestions:1) What is a fair win-win offer?

I have hit a small roadblock in my start up stage in making my house flipping business legit.

Ive came to the realIzatIon that I want to learn how to use, fund and afford general contractors to upgrade my properties freeing me up to hunt out other deals vs me working crazy hours at my job plus doing all the work myself which at this stage in my life is not really plausible.