Low maintenance building, top-end rents for the area due to the extensive work that was done and the location.

But the real kiss of death was their arrival and documentation (with photos) of the poor & inconsistent cleaning.

Case in point, years ago we used Olympic paints from Lowes, which were carried for a long time.

Take a house that sold at a low price twice in the past.  

It’s harder to BRRRR in the Tulsa area now due interest rates, you definitely have to buy at a great discount in order to be all in low enough toget all of your money out and the rents have to be high enough to still cash flow after all expenses (PITI, Mgmt, Vac’s, Rep/Maint, CapEx, HOAs, Util).Based on being “all in” $120K in order to BRRRR and still cash flow at least $300 mo:$120K cash out amount - at 7%/30 yr ($150K+ ARV)PI = $800 mo + Taxes $150 + Ins $150 = $1100mo PITIRENT would have to be at least $2000 mo- $1100 PITI- $200 mgmt (even if self mng, it’s exp for time)- $200 vacancies- $200 Rep/Maint & CapEx= $300 mo cash flow.

Owner-Builder Construction Loan (Challenging but Possible)Some lenders offer owner-builder loans, but they usually require:✅ Strong financials (good credit, assets, low debt-to-income)✅ A solid construction plan, budget, and timeline✅ Proof of prior experience (renovations help, but formal experience is a plus)✅ A licensed contractor or project manager to sign off on the build2.

We have done a ton of research about phoenix and it seems like a good area as the unemployment rate is low and population is increasing.

Creative financing options like seller financing or assuming a low-interest FHA loan can also help you secure better terms.

There is so much free and low-cost information out there.

Hi @Briley RoeNice to hear that you made the first step in investing.Looking at the deals, I would need more information, but per the data that you have, the Cap Rate is within a good acceptable amount.Cash on cash is low, but depending on the area that you are the appreciation will catch up.