She is extremely stubborn and feels slighted, I have tried to tell her we are at fault technically bc it was disclosed, the sellers disclosure states as it says small amount of water.

As stated I have seen so many stubborn folks think and other chim in that the deal finder is the important part and the money should bend to the deal..

Sounds like an old investor who is stubborn and has zero idea of what his places are worth, or he thinks you're a fool.War zone properties need to be 10-12% CAP rate...not COC return.

IF those screws are as stubborn and rusty as they look use a screwdriver and a hammer in proper measure. 

Typically, BRRR is more easily done on a vacant property, as you can get it and get it rehabbed more expeditiously; and it also lends itself more to properties purchased in foreclosure than traditional sales.I think your numbers are fine for a first deal (I lose $40 a month on my first deal, and after 7 years I still refuse to sell it because I'm just that stubborn).

We have a healthy 23 accounts we started from scratch, I'd love to grow it, go official, market, etc. but he's so stubborn and won't let me do it.  

I have seen friends of mine attempt to go out it alone and lose their shirts because they were too stubborn to ask for help.

Most times, we end up winning and I am able to secure the deal for them - making one happy client.On the other hand, I have stubborn clients who don't want to submit any paperwork until they see a unit first.

Good thing I'm stubborn.

I smelled opportunity :-) There was actual feces in the unit...and mold from the water leak/damage.Yours could be a stubborn seller or bad property condition or both.