I am currently not looking at BRRRR as an option.Fortunately there are a lot of ways to make money in real estate.  

A lot of times it is pulling value from thin air.

Minimal changes to effect common entrances, no major shifts in load bearing, easy plumbing changes for wherever the new kitchen would be... it's a lot of boxes to check. 

I did a lot of flips - Fauntleroy, Madison Park, Magnolia, Columbia City, Tukwila, Seatac, Des Moines etc.

There isn't really a lot of people looking to rent a 3500sqft house and that may translate in longer vacancies.

This is how a lot of people lost houses in the GFC.Only get in this loan if the property cashflows at the 6.5% interest.

I know a lot of high income people that buy rentals and get a study done, and that helps.

A lot of folks were plucking stuff off the MLS, putting a tenant in place, and cash flowing.

I'm noticing a lot of homes with foundation issues. 

To rent the home, I would lose about $2,500 per month (based on comparable rents in my area, property management fees, etc).Both options loose the same amount by roughly 2 years, and by this time, I still will not have built up much more equity in the home to make selling it a break even unless there is price appreciation by then.My dilemma is this: I speculate that my home will not appreciate much in the next 3-5 years due to the rapid pace of development in the surrounding area.In 5-10+ years, maybe, but by then I'll have bled $150,000 - $300,000.I have thought about this a lot and feel that I mar'-too close to the problem to see the best solution.