In my underwriting model, I would have to stretch every assumption to the most ridiculous breaking point in order to come up with a 10% CoC return even on a distressed asset. 

Are they just a remodeling company with a different sales model?

If we were to see major changes in zoning and redevelopment we could see some LA style gentrification of neighborhoods.

Is it a good idea to base an entire business model around something that breaks the law?

I'm sure there is a creative workaround but the trouble I am finding with BRRRR model is the Refinancing part!! 

Seems like a great model if done right and with some compassion.

Any tips on avoiding the subscription model would be greatly appreciated. 

It is the most tested and true investment model.

Open to loans but only if we net 10k a month after mortgage payments With 2 million dollars you could solely fund one of our ground up development deals at 15% down on a 50,000 sq ft building which we put about 70 units in on non recourse debt for land we already have locked up and entitled. don't buy and hold, don't listen to any of the 20 agents from columbus here who try to sell deals that are garbage. if buy and hold was the answer you'd see massive capital pools in columbus buying deals up. that was the model in 2014. all of the value creation is from ground up development partnerships. we can build with land cost below 65% of finished asset value on lease up and you can have no risk into the deal. the deal I'm talking about is a 12 story deal that we are working on. in columbus you can get downtown land for $400k that is about 0.22 acres right now with unlimited height and unlimited floor area ratios and build massive equity from joint partnerships.

I have a million classified posts showing the style we build. you'll never get the numbers at that rate. your numbers are way off and way too low. work with an experienced general contractor who knows this stuff.