From what I've read and heard, the biggest advantage of BRRRR is creating forced appreciation for when you get it appraised, to pull out more money then you put in.

@Moses Carrillo I would buy the biggest real estate deal possible 5+ unit.

But the metro areas with the biggest returns on investment were Oklahoma City, with an ROI of 196.4%, Fargo, North Dakota, with an ROI of 185.7% and Pittsburgh, with an ROI of 154.2%.Meanwhile Gulfport, Mississippi, saw a 7.8% loss, while Corpus Christi, Texas saw just a 0.7% return, the lowest among metro areas in Attom’s data.The fresh report comes as the Covid-19-fueled housing market — with homes selling well above asking price — may have reached its peak — at least according to recent data.That doesn't mean housing prices are going to come down in the near future, and in many parts of the country the housing market continues to remain red hot, but some national indicators are showing early signs of balancing, according to Redfin Economist Taylor Marr.There are other signs the market might be turning, with new home listings surpassing prepandemic levels earlierin July, according to reporting by Ashley Fahey, real estate editor at The Business Journals.

@David Cozzi the biggest difference with larger multi family units is the type of financing available and the operating expenses.

Biggest roadblock for me is being able to figure out the best way to vet these properties to make sure there is no hidden liens or anything that would kick my butt after a purchase.

i left eXp after 4 years joining REAL in July, both are online with no physical offices unless a team has one, such as myself. eXp did really well for me, in terms of their stock incentives the provided when i first joined in 2017. since then, they have reduced the financial benefits and the main reason why i switched over to REAL which went public on the nasdaq in july. 

Biggest value adds, from what he said, were increasing square footage, and then improving the kitchen and bathrooms. 

This has been the biggest feedback issue from the people who have seen the house...they want a garage.I need to payoff the Hard money lender -$500kOriginally the ARV was (appraised) $670k but its cooled and is more like $625I used the rental calculator - $2500I do not want to pay Nov. 1 mortgage with the increased interest, so if we don't have an offer by Oct. 1 I'm thinking we should rent.

You could also try using incentives, I take $500 off of the first months rent along with lowering the price $50-$100 my unit has been vacant for a month.

There is not much incentive for your current PM or your realtor to make a recommendation.