I’m writing to get general thoughts on this situation.

You’re in a win win situation no matter what however I guess you would also want to take in account any major cap x repairs that might be coming up soon in the future you might want to avoid paying. 

I have a good cash flowing portfolio that has appreciated extremely well In the last 10 years, it’s a small college town off the radar,   and I know it’s a unicorn situation to find deals that are in markets set for great appreciation, and have solid cash flow, but I know there’s more out there! 

It would be hard to cash flow on a 600k house that has 3600 in rent regardless of the broader economic situation going on in society. i find that when someone says BRRR doesn't work anymore they end up meaning it doesn't work well for the specific types of real estate that they want to buy.

At best you’ll be able to buy, through “creative” finance break even cash flow situations, which at best may begin modest positive cash flow in 3 or more years. 

The Role of Mortgage Brokers in Real Estate FinancingMortgage brokers act as intermediaries between you and lenders, streamlining the loan process while finding the best deals for your unique situation.

(I work with some challenging populations and the extra effort has paid off in these situations.) 

. $25K can absolutely get you started—it’s all about finding the right approach for your situation.

This question never has a "best" answer, only best for your situation!

I also didn’t have direct access to him, so if I needed immediate counsel on how to handle a situation, I had to email him and wait to get a response usually a few days later, and by then the deal was already mishandled.