@Armel Bayot  Is there a specific area you're looking for in the mid-West? 

On a purchase, you'll end up in the 5's and if your looking for 20% down be prepared for 7's to 8's based on your mid score.

I have been employing that strategy as a seller since the mid 80s during the hyper inflated 18% interest rate days.It dawned on us two says.. 

(AGI ~mid $100's), this year projected lower as business ramps up.  

The area could support a 3-4 bedroom home in mid-grade finishes at 2000-2400 sq ft.

So, it's not easy to find a fully BRRRRR here.But, 3 years ago, I did four properties in the $450k ARV range that all BRRRR'd, and yes the rent did cover the mortgage on the 75% LTV loansAdmittedly, there are more stories of BRRRR in the modest priced mid-west markets.

I'm working with a seller who is in his mid 70's and is on the fence on selling due to taxes.

In mid-september now (2019). 

I have done the mid-atlantic and found it to be great networking and a wide variety of information with a lot of independent investors. 

My goal is mid size to large apartment buildings but as I was looking for a place to rent for my own business I came across this building which is in my city and seems to be a good fit.