I know with BRRRR you want to refi to pull the money out recycle and do it again so it is awesome in that regard.  

Other profit centers (mortgage paydown, appreciation which may be negative in your case, cash flow over the full life, and tax benefits) ... project them all out using long term average historic appreciation rates (CAGR over decades spanning multiple RE cycles, for both rents and prices) for that hood and compute IRR ... this will give you a much more complete and realistic picture of how the investment is most likely to perform.This is the analytical framework for how to assess the financials ... the important underlying question though is why are prices so depressed and not keeping up with inflation?

I read the beginners guide to real estate, and based on my interpretation of the section about the RE cycles, it seems pretty clear that this is a "Bad time to buy"However, I also read the section that "Not acting" is pretty much the worst thing to do.This is creating paralysis from analysis!

No need to give away the whole cow if they only want the milk!

Yes, some wholesalers in the area get some deals, but many of them are recycling the same deals that they do not even have a contract on in the first place.  

This is a true statement.For repeat customers, especially if it's in the same tax year, we can recycle a great deal of the underwriting paperwork (& of course all your paperwork we already have on file)... and oh look Mrs.

I have been recycling them for subsequent properties.  

Repeat and recycle forever.

We put recycled solid surface counters and upgraded from carpet to hardwood and rubber tile for the basement. 

It can be scalable as equity is built in your houses, and essentially allows you to recycle your downpayments.