I’m interested in doing long term rentals using the BRRRR strategy, but curious to learn what others are doing.As mentioned you can do a BRRR but do not expect to get all your money out of the deal and have it cashflowing.

Buy houses that make money here and they’ll pay for your vacations :)

How do you know you are going to make money and avoid a trap?

If you're looking to buy value-add deals, a lot of investors I work with start doing BRRRRs with cash purchases and refinancing out so they don't have as many risk factors involved.If your market is seeing any kind of appreciation, I think it's smarter to leverage your money to get the bigger returns. 

Lent out money to a very close friend of mine and someone I trusted implicitly.

Do hard money loans not really exist much that lend based on the ARV?

Anything is possible, but being successful as an agent under 30 is incredibly hard, because clients usually don't pick agents that are much younger than they are.Always sail with the wind, it is easier.Getting into sales at a young age is a great idea, but I think you'll find it much easier (and make more money) doing something where your age is not in your way like flipping couches, washing driveways or selling lawn services.

Fast forward 3-5 years from now and even though rates are down those same homes are now worth or selling for $50K to $100K more.You end up losing more money waiting for a rate to come down versus being able to buy a home for a lower sale price.

Even if it is a short term loan   Tarik I dont think she said she was refinancing i think she said she is looking to finance so probably an purchase money loan

Looking to sell it without realtors as we’d lose a lot of money, any recommendations on places to sell it or Facebook groups?