We work hard to keep things positive and real estate-focused (no politics or religion).

Did you close this with a hard money loan?

Here's the deal:Purchase Price (PP): $95kRenovation Budget (via HML): $60kTotal All-In Cost: $155kARV (After Repair Value): Around $200kRefinance (via DSCR Loan): 7% interest, 30-year fixedRefinance Details:After the refi, I will pay back the Hard Money Loan (HML) at 11.95% with 3 points:HML: $60,000Interest/fees: $3,585Other costs: $1,800Total to pay back HML: $65,385After the refi, I will have $84,615 left in cash.Cash Flow & Expenses:Expected Rent Income: $1,700/monthProperty Management (PM): $126/monthInsurance: $100/monthTaxes: $126/monthMortgage: $1,043.75/monthTotal Expenses: $1,395.75/monthSo my monthly cash flow is about:$1,700 - $1,395.75 = $304.25/month in cash flow.Return on Investment:Cash Invested After Refi: About $18,385 (after paying off HML and closing costs).Annual Cash Flow: $304.25 * 12 = $3,651Cash-on-Cash Return (CoC): $3,651 / $18,385 = 19.8%I didn’t account for maintenance costs since it’s a full gut rehab, and everything is brand new.

If you go hard money, you might be able to get a 70% LTV.

This is the "dream" of many investors - retire with paid off rentals with cashflow to enjoy their golden years.5) Hard Money Lending (HML): this is actually an easy one.

It's hard not to be emotional when house hacking becasue you're living there but think about other factors for you too, not just the cost.

Getting enough passive income to step away from a job is going to be hard to do in Oregon.

@Craig Danielsit's hard to answer this question. 

Let’s talk strategies to help all of us keep more of our hard-earned money!

With 40K you can tackle a property using hard money(flip or BRRR) BUT 40K can be eaten up quickly.