If anyone is experienced or has done the BRRR strategy in Texas your feedback and knowledge would be greatly appreciated. 

I have experienced this first hand, some people may think they need a bookkeeper and come to find out that they needed someone with higher qualifications than originally anticipated. 

I have been working with an experienced realtor.

The ore adjustments an appraiser makes, the more likely error will creep in.Maybe the lending market is smaller in Calhoun County, so appraisers generally appraise on the high side to be sure home purchases will be approved for lending.Maybe your experiences are not representative of the market as a whole, but idiosyncratic.Maybe the market is experiencing a slight down-turn, so that recent sales of comparable properties are too high.Have you asked a local appraiser about this phenomenon?

Curious to see if more experienced investors use other methods so will follow this post in hopes of learning from others as well! 

Is anyone else experiencing the same in the rental market where 'market' renters are fickle whereas there are what seems like a ton of voucher tenants aggressively pursuing places to rent.i'm wondering if this is an Atlanta phenom or specific to the buckhead area, it's very odd. 

The VA home will compound its appreciation and because it is experiencing RE appreciation greater than inflation the rent will go up. 

I want to be upfront and honest with them, but would like experienced investor input on this matter.

She is extremely experienced in dealing in representing landlords with tennat issues.Finances, real estate, investing all extremely valuable information to acquire but if you want to survive  our nanny state pro tennat environment learn the system.

Good luck to us all, newbies and experienced investors alike!