Like contact cases, wrapped toothbrushes among other things.They do get used and I am sure they are appreciated.They might not state it in their 5 star review, but I am betting that it creates positive thoughts and that helps the reviews.

You are betting too much on the refinance portion if you try to BRRRR with hard money.

Your best bet are still the Townships - they have the best schools in the county with the least restrictions. 

If you don't want the property any more a 1031 is probably your best bet, unless it's got a huge capital gains capture in which case you could just take your tax lumps and collect your funds. 

I am betting for the appreciation of the house in the next years because I don't think I can cash flow in the first years.  

Here's the bet: - "Unemployment" is not about to shoot up.

Keep an eye on the STR regulations, and as you progress, consider diversifying your portfolio with other asset classes like commercial or single-family rentals for added stability.

I'll bet if you take this strategy on a forum that consists of accredited investors or qualified purchasers, you'd get laughed out immediately.

Please keep us posted on your progress.

QuickBooks Setup:For flips, I’d use the following accounts:Flips in Progress (Inventory)FIP - Purchase PriceFIP - Buying/Closing CostsFIP - Rehab CostsFIP - Holding CostsFIP - Selling/Closing CostsReal Estate Cost of Goods Sold (COGS)COGS - Purchase PriceCOGS - Buying/Closing CostsCOGS - Rehab CostsCOGS - Holding CostsCOGS - Selling/Closing CostsAt year-end (e.g., Dec 31, 2023), move flip costs to inventory and back into COGS on Jan 1, 2024.