@Jordan JonesI use the BRRRR method for my SFH.

There are numerous areas that have opportunity for new builds 

Can someone breakdown refinance best practices in the BRRRR method for me?

If hands on is your method of choice, I personally would be looking into properties with abilities to add ADU units and rent them out on your own or with an agent.

We confirmed numerous times they needed to arrange this by yesterday at 4pm.

Seems like, it is a Winn if I keep it or flip it, base on your comments , thank you Joe and David, I just need someone’s professional opinion, I took me about 6 months of studying the market, worked numerous deals, in order to close this deal.

This was the only method that worked for them to find someone to even offer a <$50k mortgage, and even then they had to name-drop the aforementioned Realtor, so it was "a favor" to her.FYI: Yes, expressed as a % of loan amount, closing costs are going to be crazy, right around the legal limit in fact.

Like Jonathan mentioned, one method would be finding something you could BRRR.

I find it useful to have a couple people that will remove old flooring (carpet, vinyl, etc), clean out crawl spaces, repair insulation, lay down vapor barrier, haul off junk, remove fencing, paint decks, low skill landscaping, etc.The best method I've found is posting free stuff (used appliances, old fencing, and other stuff) on CL, then identifying the good character workers to do other work for $15 hour. 

Increasing your portfolio size will INCREASE your margins...not decrease them.Using the BRRRR method will actually slow you down...not speed you up,...and WILL decrease your margins.