You could still do a modified or slower approach to BRRRR by looking for value add multi's that need economic and/or physical upgrade that you can do as tenants turn over and improve the quality and value of the property over a year or two but still with ongoing rent/cash flow. 

Congrats on going back for architecture, and sounds like you enjoy it!!

@Kevin AllenIf you are talking about a multi-unit property (i.e. a 16-unit apartment) there is no expectation of privacy in the common areas of the property - including the grounds.If the property is a residential property (SFH, townhouse/duplex, etc) and you have not established in the lease that you would be retaining access to a portion of the property (garage, out-building, grounds) or that you would be providing an ongoing service (yard work, snow removal), it is reasonable for the tenant to expect quite enjoyment of the entire premises.  

Thanks a lot David, yes I plan on going to their meeting tomorrow night to learn and hopefully some networking as well.

This doesn't even account for ongoing expenses like audited financial statements and filings.  

Davon Lowery Hi Davon, This is going to be an ongoing struggle with contractors and I can tell you as a guy who used to install flooring in college is that your contractors that take a lower price are normally only willing to do so while they build their book of business but as they get better they only have two ways to make more money by charging people more or working more hours.

Thanks for the post Kim, although it wasn't for me I plan on going to the COREE meeting this Tuesday.

I am still recovering from a brain annurism and a stroke but I am still planning on going back to work someday and if I could walk I probably would but I am trying to work in a flexible and part time way.  

Again, this assumes there are no other mtgs/liens on the property. thats great then. thats what i thought. i think after making the deal we just get a RE attorney - and he should be able to pull in all parties and artifacts of closing.thank you.PS - this should be possible with a financed sale also, btw. but i dont want to keep on going.

Meanwhile, you will pay a very high price eroding whatever profit you expected or worse...going into negative losses as ongoing delays caused by Sherman Bridge Lending force you to pay spiked interest rates for an extended period of time leaving you at their mercy as they control your refi by threatening high fees as a penalty for seeking refi elsewhere.