Just know, finding a contractor that is willing to make that drive up and down the mountain may prove difficult. I

These areas are higher demand and so finding good value-add properties can be difficult. I

Again, though, difficulties become opportunities when you figure out how to overcome them.

The difficulty is that places near WPI and Newton square are essentially bought with Cash. 

Both homes were purchased in cash, so I do not have any debt on either property.I'd love to do a cash-out refi on either home in order to buy another rental, but I am not sure if I'm missing something with the BRRRR method and would appreciate some guidance.Current Rentals' ARV: $125k for both (slightly conservative # here)Purchase Price for 3rd/new rental: $100KRehab Needed: $2.5k (tenant currently in place, just needs punch list items taken care of)Gross Rental Income: $1500/monthI guess what I'm having difficulty with is how much I'll be able to receive back from the re-fi that I can use towards the purchase of this 3rd property.

Not since Covid lock down have we had as difficulty placing a tenant, but it makes sense as we typically are not trying to fill a unit in January.  

otherwise i agree with @Shiloh Lundahl.and... i get your desire to start in a lower cost market, but BRRRRing out of state is very, very difficult.  i

Please please research here on BP the difficulty in doing this and DO NOT proceed just because of a small incentiveSo you offered in January and just offered again and it was accepted ? 

I sold a condo in an area that was STR approved, but the president hated it so much and made it really hard on me, turning me in and complaining, and making life difficult- I would avoid if you can. 

I've heard a lot of experienced Wholesalers say that it's not good for a newbie to start off with foreclosures/pre foreclosures because of the difficulties.