I am very detailed oriented, almost to a fault and wanted more of a detailed breakdown/guide before I take the leap.

Here’s a quick overview of potential pros and cons, along with general advice on working with hard money lenders like them.Pros:Flexible Financing Options: Rehab Financial Group often specializes in real estate investing and provides hard money loans for BRRRR deals, which may be a good match for your needs.Quick Funding: Hard money lenders like Rehab Financial can sometimes offer quicker access to funds compared to traditional banks, which is important for BRRRR investors looking to move fast on properties.Cons:Higher Interest Rates: Hard money lenders usually charge higher interest rates than traditional financing sources.

It all adds up quick.

In my experience, allowing these professionals to guide you can be highly beneficial, as they are likely to recommend properties they would be comfortable managing.

Just a quick introduction. 

The ultimate guide to building rapport and great relationships.

You can quickly see why looking at this graph - https://www.visualcapitalist.com/buying-vs-renting-house-in-...You can see how in 2015 the average mortgage was cheaper than the average rent, so it was easier to make the math work with light value add and just buying single family homes.

Negotiation LeverageThe long market time gives you leverage—consider making a lower offer with seller financing.Point out the high rehab costs to justify better terms.Offer flexibility (quick closing, interest on seller financing) to make it attractive to the seller.Final ThoughtsYour best bet might be to negotiate seller financing for acquisition and use a rehab loan or private lender for renovations.

You could tap the $400k of equity in your primary, but that's a slippery slope with the little financial discipline you appear to have and could quickly lead to bankruptcy.

A quick look at VRBO shows over 300+ listings so there is competition.