I told everyone about it for three months, then one day, an agent came to me with exactly what I was looking for and it was one of my best investments.Spend some time learning to manage well.

. $700/month HOA fee may deter buyers, elongating your resale timeline, and could push your ARV closer to the lower end of your range.

Please recommend a lawyer who works with fixed fee and does not charge for every min s/he talks to you. 

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

Rent probably around 1400-1500/month depending on finishes and exact location.The number simply don't work well in Huntsville right now.

Purchased for $139,999 using a mix of cash and hard money, we revamped it with modern updates, including a new kitchen, flooring, and fresh paint.The property rented for three years, generating steady cash flow of $450/month.

A project like that will probably take 6 months to 1 year, so what's your expectation for future rents?

Most people are refinancing a BRRR because they are in short term debt (like 12 month hard money used for purchase +rehab financing) or own the property free and clear (they bought all cash) and would get a higher return on equity by leveraging the property and reinvesting the cash out proceeds of the loan to scale the portfolio. 

During the entirety of 2021, I hosted monthly meetups in Fairview Heights, IL (just outsde of Belleville) that brought in real estate investors from the metro east.

$400k equity is producing $1600/month cash flow for a return from the cash flow of 4.8%.