This is the formula I use but I would love to hear what other BRRRR investors use.My BRRRR formula.Target price between $50,000 to $75,000 in Tacoma, Lakewood, Tumwater, Lacey, Olympia, Mt Vernon, Arlington, Sedro Wooley, and Oak Harbor.

Oak Cliff would be a close second, but that is only for the food not so much the neighborhood.

(Hmmm... is this a bargaining chip for negotiation)This is an example of just one of the multiple possibilities.

The tenant might keep the run down space as a bargaining chip for the landlord to do major TI upon the option or a rent rate reduction.

When I spoke to Angel Oak Lending per your recommendation I ended up with a 30 year fixed for about 7% (based on my specifics, but you might find it to be between 6 and 7% for yours) that they "might" be able to close for me based on some specifics and my personal financials although they sounded optimistic.

We would like to obtain the asset rather than her throwing in the towel early and letting the chips fall where they may.

My name is Chip, I am looking to flip properties in the Hattiesburg,Ms area.

Anything you can find in Royal Oak or Berkley is a great rental area and full of yuppies types that have extra income to spend .. i doubt you can fund anything in those areas for $65 or under ..

"sir/mam we think its time for you to collect your chips and call it a night".As you said, "But that’s no guarantee", so if you cant refinance in 10 months you will lose the house, for sure that is a guarantee. 

The property is in Oak Lawn, IL.Here are the numbers:Purchase Price: $500,000.