We're underwriting all my single tenant industrial to an 8 cap exit right now.

The key is doing your homework, just like you are re doing now.

And a few of them are now my lenders. 

Let’s swap some stories and tips in the comments.

@Malachi Gutt, Dallas is an exciting place to be investing right now.

Now we have a full leadership team handling various roles. 

It’s harder to BRRRR in the Tulsa area now due interest rates, you definitely have to buy at a great discount in order to be all in low enough toget all of your money out and the rents have to be high enough to still cash flow after all expenses (PITI, Mgmt, Vac’s, Rep/Maint, CapEx, HOAs, Util).Based on being “all in” $120K in order to BRRRR and still cash flow at least $300 mo:$120K cash out amount - at 7%/30 yr ($150K+ ARV)PI = $800 mo + Taxes $150 + Ins $150 = $1100mo PITIRENT would have to be at least $2000 mo- $1100 PITI- $200 mgmt (even if self mng, it’s exp for time)- $200 vacancies- $200 Rep/Maint & CapEx= $300 mo cash flow.

I did all the labor my self aside from hiring certified electrician and plumber as per country permit regulations.I live in Alaska with my family and work in construction in general (journeyman carpenter turned commercial superintendent turned GC and now rolling steady as one man 'handyman' doing lots of finish work the last couple years).

I get asked fairly often "How are things in the Smokies right now?" 

Now I am considering whether to do a cash refi on the free and clear, and use a Heloc to purchase another duplex that is more expensive.