(EX: Gaining equity through the deal, cash flow when renting, and also a cash out refinance up to 75-80% to use that money on another investment, if you did the BRRRR method correctly.)I couldn’t seem to find a flaw in the BRRRR method until I reached out to a friend who has been in real estate investing for quite some time.

Do the numbers work after uncovering the issues?

It was listed on MLS as a Triplex that is zoned MF-4, but through discussions with existing tenant (who looked at buying in past) it has been uncovered it is actually zoned SF-3-HD-NP (Historic District; Neighborhood Planning  Oddly enough the TCAD shows it as MF-4 but we now have confirmation it is not per the listing agent. 

Ask questions along the way and uncover their situation through them telling you, then address the problem and offer a solution. 

Know its power, know its flaws; with that knowledge, you can make it work for you instead of vice versa.

The more information you have/can uncover during the due-diligence phase, the better a decision you'll be able to make as far as the next tenant you decide to move forward with.

Here are some details: - 12 units - ten 1-bedrooms, two 2-bedrooms - Covered parking garage- Asphalt driveway Capital improvements made recently:- Window replacement (summer of 2014)- New roof on main building & Car Port (summer 2018) - Replacement of entire driveway and uncovered parking- Gutters Replaced with Commercial Gutters - New concrete in courtyards between car ports and building - installed cameras with 10-day DVR loop Post LOI, we plan to do a full inspection to check on HVAC systems, but we want to still put in an informed offer and ensure the property is still worthwhile with a budget for CapEx built into our projections. 

Take these simple steps and you will uncover the reality about demand for that location:Start with the apartments in the area.

If not, this entire thread is a waste of spaceI'm not sure how my pointing out a flaw is a 'humble brag' (and I find that to be a silly term anyway)So far I've had a good deal of growth, going from my first 8 unit to over 1000 units in a decade without any investors. 

Credit scores serve a purpose but they can also be flawed and misleading  It is not uncommon to see people with foreclosures or bankruptcies 18 months ago sporting 700 credit scores.