@Dominic Holt , I am happy to review your scenario and suggest changes that could improve your property.

I love to learn and share with others to improve their real estate journey. 

If rates improve slightly, a cash-out refinance could lower your mortgage rate, but ensure the numbers work with your long-term goals.One thing to consider is your return on equity (ROE).

Any advice is always appreciated.I have been BRRRR-ing in Milwaukee since 2008, if you look on my BP profile page you'll find a video.

Next year will be even better with improvement that are constantly getting made as this is not a set it and forget it business. 

•Exterior: Landscaping improvements, including tree trimming and shrub removal.

Most folks overestimate the cost to prepare a space for MTR, but you'll figure out cost-savings and improvements with every iteration.

I find that cash flow is very important so that I don’t have to come “out of pocket” to pay for major improvements / repairs  

I'm looking around to find some investors to take it from me and just feel a little lost with dispo, i want to make my deals super sweet sugar coated cherry on top for all my investors on my list so what i ask is if you can rip apart this deal for me and make sure i have enough meat on the bone for my investors, below are the statsFirst off address, 1011 Richard Bell Ave Perry FLPurchase price $110,000Seller says the bank is willing to let go of mortgage for $91,000ARV $180,000-$200,000Needs new roof (20 years old) and central ac system went down about a year ago (around 4k for 3 ton ac)Ive been in roofing for about 2 years and im estimating the roof will cost between 18k-20kI take constructive and negative criticism very well and i only want to improve, no opinions are unwelcome i want full scrutiny with this deal please. 

I could not tell from your profile.