option D) Ditch hawaii for now and use $2-300k to pay down primary mortgage and use remainder $3-400 ish as down payment on cash flowing $1.5m 10-20plex in Anchorage.  

And that's before factoring in competition from seasoned investors who often have the cash reserves to avoid these costs entirely—allowing them to outbid you and still make a solid profit.If you don’t have significant cash reserves or can’t find a true off-market diamond in the rough, I wouldn’t recommend flipping as your first real estate strategy in Boston.

Cash flow and transform the neighborhood.

It would be very difficult to find anything in Florida that cash flowed at 90% leverage though. 

Here's the deal:Purchase Price (PP): $95kRenovation Budget (via HML): $60kTotal All-In Cost: $155kARV (After Repair Value): Around $200kRefinance (via DSCR Loan): 7% interest, 30-year fixedRefinance Details:After the refi, I will pay back the Hard Money Loan (HML) at 11.95% with 3 points:HML: $60,000Interest/fees: $3,585Other costs: $1,800Total to pay back HML: $65,385After the refi, I will have $84,615 left in cash.Cash Flow & Expenses:Expected Rent Income: $1,700/monthProperty Management (PM): $126/monthInsurance: $100/monthTaxes: $126/monthMortgage: $1,043.75/monthTotal Expenses: $1,395.75/monthSo my monthly cash flow is about:$1,700 - $1,395.75 = $304.25/month in cash flow.Return on Investment:Cash Invested After Refi: About $18,385 (after paying off HML and closing costs).Annual Cash Flow: $304.25 * 12 = $3,651Cash-on-Cash Return (CoC): $3,651 / $18,385 = 19.8%I didn’t account for maintenance costs since it’s a full gut rehab, and everything is brand new.

I only wanted to clarify that almost everyone who mentions their equity means “cash after paying off their loan”, not their gain.

Purchase price: $80,000 Cash invested: $30,000 Bought 80k, put 30k in rehab.

part of the brrrr process is renting it. get it rented for better rates. 75% max cash out using the new value. 

How much cash flow is the property producing per month?

I got an extra $30K in value out of it.Appraisers don't use the PPSF because it is grossly inaccurate, despite common belief.