I have a question about BRRRR, If I am using hard money to purchase a distress property, then do rehab, put a tenant in the property, then do a cash out refinance, will the bank look at my debt to ratio income being that this is an investment property? 

I do realize that I would not be able to contribute 50K from THIS years income also, but that is fine for me..... currently I am using all of the extra I have to either buy more rentals *outside* of my retirement accounts or grown my business.

It basically all but confirmed for me that anything that doesn't hit at or is really close to the 1% rule is just not going to cashflow... at least not with the inputs I am using, I could manipulate things to "make it work" but the assumptions were based on deep discounts, getting into a lower interest rate down the line, or 0'ing out things like property management.In order to run through a lot more properties I have recently transitioned to doing a bulk scrape by zip codes of the MLS to look for anomalies in $/sf and to do a 1% rule check. 

I currently am using a cobbled together group of tools that I've pieced together over the past 5 years of so: Stessa for accounting, Apartments.com for rent collection, Turbotenant for screening, Zillow/Facebook/TurboTenant for listings, and old fashioned sticky notes for maintenance (I know, old school).. 

I am using the CIC for financing and working with a PM that is experienced with them would be needed. 

I am using a listing for a triplex in North Hollywood for this calculator posting and, based on what the Calc is showing me, the owner would not start cash flowing until around year 5 - and that is even with a 30% downpayment on the property!

After getting laid off from another job about a year ago, I opened a music lesson school.

I am using all the usual sites for property research - Google Maps, Trulia, Zillow, Shelby County Assessor, Census data and rentometer.com.

I was mildly shocked and very amused at his level of honesty.

I am using Michelle Cummings and I am very happy with her work.