and ability to execute ..  

@Jose Ortega Focus on doing any outside work (roof, siding, landscaping), plumbing work, and HVAC work first and see where you are at after that is done in terms of tenants moving out, etc.Will the major cap ex items being repaired put you in a spot where you will get the appraisal you need to execute the BRRRR?

Love the execution and the courage!

I started out doing my own deals but in hindsight I could have started passive to see how other people execute a value add project.

Not to mention most sellers aren't going to give you unfettered access to walk every unit on a property and examine all major mechanicals before you have an executed contract.I'd recommend reading https://www.amazon.com/Complete-Buying-Selling-Apa...

Execute it.

That rent to price ratio will take hands-on, precise execution, and little capex.

If you added a bunch of value and have a stabilized property for nine months, there should be plenty of lenders interested.Simultaneously executing a refinance and the purchase of another property will have unknowns (timing, valuation, loan approval, etc.)...and contingencies the seller does not like.

This will help you judge how soon your contractors can start rehabbing it, which in turn impacts how soon you will be completing final repairs, listing or renting it out, and closing on a sale or executing a lease.

This will help you judge how soon your contractors can start rehabbing it, which in turn impacts how soon you will be completing final repairs, listing or renting it out, and closing on a sale or executing a lease.