@Jason DiClemente totally makes sense!

We invested more than $90k in renovations, and it took a total of 9 months to complete.

You getting a Deed In Lieu is probably your best bet.  

We just took on a totally renovated property that a company has under contract for $131K 5 bedroom 3 bath, great area of town!

If your total monthly rents $750 x4 = $3000 are 1% of the purchase price then general its a good starting place to evaluate a property so you will cover your costs.

Perhaps I'm a little conservative, but that 15% total gives me peace of mind.

Best bet would be to contact all the big ones - CBRE, JLL, HFF, M&M, SVN.

I bet you have a 40gal tank.

im stuck on 3rd R of BRRRR.i bought triplex financed my downpayment and used total $45k to fix up now cant afford to refi cash out to repeat cause need 2-3 months of reserves ie $3500-4500 in personal not dba account. i only have dba and i spent it on fixing 3 unit and rehabbing my new personal residence. both have equity but no one wants do Heloc with me credit is 700. owe $79k on triplex ARV is eta $225k based on noi , gross rents $2995 net monthly is $1850, moved into 3 unit for 5 months while fixing then tried refi while living onsite but needed 1140 rent to meet debt 2 income ratio to buy primary residence and b4 moved out i  tried refi via VA but  told need make 6 payments first. so i hunt for portfolio lenders...no luck yet tried 4 in Maine. once moved out tried refi triolex conventionally with veterans unlimited, and quicken loans. both failed me on dumb minutiae wasted 3 months.now spent all my original financed money to fix up triplex and rest money to buy, move and rehabb my primary and now have no reserves. im living off my rent incomes. cant save up need buy 6-8 unit need 25% down plus rehab costs.sitting on 3 acre river front 1500 sqft camp with 2 barns 35ft from river that needs rehabbing but owe $52k ARV is $190k. holding is $550 month, needs $50k rehabb any lenders offer no reserves and 100% besides VA and no seasoning?

We can achieve great cap rates on properties that are in the 40-65k range, but notice most portfolio lenders don't go below a loan value of 50k typically (meaning total property value needs to be 72k and up).