I bought this house brand new as my home, but I had to move out.

I'm not how you are defining a BRRR that works, but if I have a unit with brand new roof, mechanicals, kitchens, bathrooms, etc... and leave 10,15 or 20% in the deal I still feel like I'm winning.  

Invest with syndicators who have a narrow niche and proven track record.For example, if an operator has done 5 or 6 workforce housing value add deals in Dallas, and they are offering a similar deal now, that would be encouraging.if however, their current deal was a brand new luxury Class A building in Charlotte and this was their first acquisition in Charlotte and their first class A deal, as an LP I would pass.Find operators who do one thing and kill it in that space.Find operators who own or have gone full cycle with similar assets in the same market.For example, my firm, Spark Investment Group has a very narrow niche - sub 100 unit MF or BTR in Greenville SC.

Plus gators ae bragging about getting 200% plus returns.  200% on a 5k loan is still small dollars.. we all hit those occasionally I just hit one that was 645% but it was not gator lending its was big boy buy hold and sell .. just happened to go from original investment to sale in 18 days.. so thats how you Juice your returns short term . but if its a 5k em or a 2k em who cares its still small dollars and unless you have 10 to 20 of those going at all times your still just putzing around. 

Future returns are never, N-E-V-E-R guaranteed.

Brand new mini split AC installed around $1000.

Just $24,000 per year and could be drinking Rum and fruit juice for the rest of my life. 

Its a scare tactic and she is trying to bully you into letting her get away with this BS.You need to screen WAY better and/or hir e PM for future tenants. 

Archie Adams Subdivision near Southeast BLVD and E.

What Brand and color paint would you guys suggest?