For $1.50 per name they pulled the exact data I asked for. 

Purchase price: $390,000 Cash invested: $25,000 House hacking is a strategy that involves reducing or eliminating your housing costs by renting out a portion of your residence.

One data point missing from your post is if you are still active duty subject to future PCSs. 

totally hear you, pre 2021 in knoxville was a totally different ball game. again depending on your goals and strategies, your expectations aren't unrealistic. some deals may require more of an investment to make the numbers work like one of my student rentals that was a full gut project and took nearly a year to complete yet it spits out 15% cash on cash returns annually and i purchased that late 2022. investing in general is a risky endeavor, it's all relative to ones own risk tolerance depending on their position. we try and make calculated risks and look to evaluate multiple exits before pulling the trigger, yet there is still some risk involved. maybe a reit or syndication is the way to go if you want to be in real estate yet don't want to take on the properties yourself. either way i'm happy to make some local connections. 

My 9-5 is in IT but I also dabble in software development and data analysis.

Is there a certain strategy or type of investment you are focusing on? 

Hey All,I hear a lot of investors wanting to use the BRRRR strategy in Denver, but I've heard its a tough market to get make the numbers work. 

Living in the US now, planning to go back to Spain within the next 5 years and I am wondering if anyone has experience using the BRrr strategy there.

A great investor focused agent, coupled with a great PM, can get returns in a bad market if they know what they are doing.Investors should pick market based on barrier to entry and their available Capital and their strategy. 

Benefits to both strategies but the numbers determine which one might be better.