@Ethan Slater here's some info we hope you find useful:Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

I think it’s hard to have enough cash flow to hire a full time, quality manager who actually allows you to be completely hands off when you only own one laundromat.

We attract high quality tenants. 

I've walked their properties in-person, and their build quality is good.

You are being very conservative to avoid making mistakes, and that is a rare, admirable quality in real estate that is often undervalued. 

At the numbers you are talking about and where the market is heading you could pick up some very high quality NNN national credit tenant properties as commercial continues to recover. 

If you’re using a car for business, log your mileage or depreciate the car; whichever method is favorable to you.

I'm in the middle of a BRRRR too and I chose to have Sherwin Williams color match "inchyra blue" for walls I usually just go with Behr but with cabinets, will be so much easier if you have high quality paint!

My advice would be to partner with someone who has additional funds so you can buy something that is of quality. $8k won't get you anything in a class B or A market with 20% down or even 10% down. keep going though!

We host Free Meetups in Boston, Worcester, Lowell, Manchester, Portsmouth, and Biddeford. 3️⃣ BRRRR Method (Buy, Rehab, Rent, Refinance, Repeat):Find distressed properties, add value through renovations, and refinance to pull most of your cash back out.