There's probably so much to this that it would be hard to summarize everything you need to know in a post like this...but here's some basic things I think you should know about:BRRRR SKILLS NEEDEDGenerally speaking you will need several things to successfully complete a BRRRR: ARV - being able to calculate the Value on your own (meaning, without the wholesaler telling you the value) is really important.

@Ross KaneThe cap rate is calculated using the NOI, not the gross rent.

I would get a GC to walk it if you don't know how to calculate.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

Start playing with the BP Calculators to find the answers to your questions:)

We got a great deal on this property, it's positively cashed flowed over the past few years, we would actually profit on a refinance, and it'll carry an INF% return once refinanced according to the BRRRR calculator. 

There are calculators on this website, and more information on the website about how to do this mathematically.This is not a charity game .

And does your calculation take into consideration the fact that an entire town can burn down, and the only assistance the government will give you is a $700 gift card? 

Then I calculate that replacing the roof, HVAC, and remodeling bathrooms/kitchens would cost $400,000.  

If you don't have trusted professionals in the area you are looking at I think you should do some serious ROI calculations on the trips out there, the time developing the relationships, the time marketing and managing, etc.