I also see comps that would get you close to $95k ARV but I don't think that's enough to pay you back totally for how much it's going to eat your cashflow on a BRRRR strategy.  

Just my opinion but you know what that's worth..ha - also very little margin on a house that small - lose one resident and with your labor costs/liab insurance etc - that eats you alive.

This makes sense to me as I can't be home for all the management needed and I know I can higher a management company, but that eats into profits.

I had about 15k in reserves going into this, and it looks like the kitchen is going to eat up between 6-8k. 

If you don’t, you’ll be eating Thanksgiving dinner alone.

This makes sense to me as I can't be home for all the management needed and I know I can higher a management company, but that eats into profits.

Especially tenant placement fees as this can eat up a large portion of your profit for the year.

Upgraded kitchen and appliances make up an eat-in kitchen.

It does work and keeps from eating into your profit in units under $1500 each.

The HOA has always had financial struggles and a large special assessment could eat up a year or more of cash flow