If you sell, take the cash and the monthly money and put that into another property - where would you be better off?

Happy to provide a quick analysis. 

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Hi, I am looking at a deal where the refinance for a BRRRR on a multi family would be essentially $60,000 cash out on a 80% LTV but it still has negative cash flow.

That hurts the pocket and cash flow at the same time and it can get ugly fast if not managed.

But vacancy rates doubled which wipes out your profit to the point of negative cash flow territory if you have a newer mortgage with a higher rate.The number of inquiries have gone up exponentially but the number of qualified renters have gone down exponentially.

If not in the city, and not in the ETJ, then it's a lot easier, provided you can get water (probably need to drill water wells so thats a separate ground water district) and sanitation (some sort of onsite sewage treatment).

These lenders are not only more adaptive but also provide support that can make or break your project.

We can far more outside of california when it comes to both cash flow and appreciation (those two together). 

Purchase price: $165,000 Cash invested: $50,000 4 bedroom home with a 1 bedroom apartment attached.