This is a business, albeit a difficult one because you are dealing with people. 

Your property seems to have some attributes that set it apart from others which would make finding comps difficult. 

Of course, it’s far more difficult to scale that way but it has become very difficult to find multi-family properties that cash flow from day one.

It has become a difficult decision to choose who would be best in the home.  

Basically two people in charge of selling can get difficult, so you want to cover yourself if things don’t go as expected.

We verbally agreed on 18 months if I pay an extra $5,000 towards balance when original agreement expires.

We verbally agreed on 18 months if I pay an extra $5,000 towards balance when original agreement expires.

Ideally I'd love to be able to do this with cashflow along time way, however in my area it's much more difficult to find deals that I can pull all my money out AND cash flow after figuring all expenses...Can you help me better understand why I shouldn't rely on long term appreciation and the mortgage pay-down?

They want me to take a Mortgage out on my house I live in and pay off my LOC and just have a mortgage on my house I live in.My question is, Is it really this difficult to do the BRRRR strategy?

Those criteria and more will dictate what type of property best suits each investor's abilities and agenda.If an investor finds himself very uncomfortable in lower-income neighborhoods, if the investor finds it difficult to effectively communicate with people who live in lower-income neighborhoods, and if the investor has very little experience being around people who come from lower-income neighborhoods, then it is probably not a good idea for that investor to invest in lower-income neighborhoods.