it has been very difficult to find a house that makes send for BRRR since I have to use the HELOC for downpayment and possible repairs I am very limited.

Living in California does make it difficult, but not impossible.

@Sean O'Keefe how "timely".Sending owners an Annual Owners Statement with line items that correspond to Schedule E is not difficult.

Has everyone noticed that the rental market in PGH been especially difficult this year?

@Konstantin Ginzburg hiring a VA means you are starting a business.Biggest problems with VAs is they come and go, making consistency difficult!

Another thing to consider is that you may have a difficult time trying to find a buyer for that property down the line. 

Construction lenders will look at the total cost and typically finance 75-80% of the project (right now its more difficult to reach the 80% threshold with market uncertainty).

I have properties in Fairfield, West end, East Lake, and others, and they can cash flow but the management is difficult (as in getting cash collected from tenants).

I caught the Pace Morby bug and plan to actively pursue other options since the trad lenders underwriting is making it difficult to follow my strategy of buy and hold.

He was unpleasantly surprised with the management/collection/vacancy/repairs challenges there were on them, which drastically cut down his returns, raised his stress level, etc, and he had a long difficult time finding an avenue to exit owning them.