You will take care of repairs under say $200 or $300.

Why someone willingly wants to work with a government agency that will slow down turnover, dictate rents and rent increases, and dictate repairs is beyond me. 

Subtract more for AirBnB charges, local management, repairs, cleaning, etc and there is not a lot left to pay the mortgage. 

to BRRRR something, you need a goldilocks property - something distressed enough that it can be bought substantially below market, but not so distressed that it can't be repaired. 

I would say it's more of a scam to offer a seller <70% on a property that needs $5k in material repairs  and flip it for 125% without stepping foot in the property.

My current occupancy rate is around 40%.Property Details:1,400 sq. ft. single-family home (3 bed, 2.5 bath)Weekend bookings are more frequent, with limited weekday staysWeekend rates: $150–$250/nightWeekday rates: $80–$100/nightAirbnb Listing: https://www.airbnb.com/h/vip-houstonWhat I've Done So Far:Created a brand-new Airbnb and booking.com listings to eliminate bad reviews from Airbnb and Booking.comHired a reliable cleaner ($150 per cleaning)Manually update pricing often on Airbnb (tried Pricelabs once and gave up when nothing improved within the month)Change my cover photo at least once a week or soListed the property on Airbnb, Vrbo, Booking.com, furnished finder, Zillow, and Facebook marketplaceScheduled handyman visits every six weeks for minor repairs and paint touch-upsI'd appreciate any feedback on the steps I've taken and suggestions on improving my listing and overall performance.

To stay secure, I’d recommend saving 3-6 months of mortgage payments, budgeting for repairs, and possibly investing in a home warranty.

If property values appreciate well, you might be sitting on a property that's worth a great deal more than todays ARV, especially if you can complete some of the repairs while your grandmother still lives there.

I have extensive experience there doing about 500 deals , thousands of repairs/ renovations and move in and outsAll the best 

This is my first time reading of your experience with this property were you able to complete the 80K in repairs ?