Completed project numbers...Purchase price: $595KRehab: $125KCarrying costs: ~$5KAll in - $725KARV: $945K85% LTV HELOC: $803,250Subtract existing mortgage: $532KHELOC amount (cash back): $271KForced appreciation: $220KNet cashflow/month: $1400/mo or $19,165/yearReturn on investment: Infinite - purchase price and rehab was funded with previous HELOC.

Pre Fab does not mean off the shelf.

If you had $1M:- Bought 10 $100K homes cash, you might return ~5-7% on your money- Bought 50 $100K homes with leverage (I know 50 homes at 80% LTV is a stretch), you could pull in $120K COC a year at $12%- Use that money to invest BRRRR, you could pull in $200,000+ (infinite returns if you could find all 70% deals.Personally, if someone gave me $1M, I would build a portfolio for myself that generates an initial layer of cash flow, and then invest in into syndication deals (MF, MHP, SS, etc) to be in different markets and asset classes and take my time back immediately as I have a small child at home and want to travel more and show her the world.What is your highest and best use of your time and your investing goals?

refi later, get all your $ out or more, and cash flow for infinite return.

A great BRRRR returns infinite return because all costs have been extracted.I also see numerous ADU providers advertise ADU values based on rents.  

I don't have experience with any third party property managers in the Des Moines metro, but have heard Top Shelf Management is good.

So technically I shoot for an infinite CoC, but that can be dissected way more than that simple analysis. 

YOu have tenant Pools  top shelf tenants 1000 a month or more  medium 700 to 1000 and then bottom 600 and under.. your dealing with the bottom of the tenant pool ..

FYI: there's infinitely more duplexes in Indy than 3 or 4 unit deals.

In a way we have gone from a gold rush to a more reasonable economic situation - profits are finite now, not infinite.