You might be able to do better on the rate, which would make the figures a little more favorable.

@Jimmy Jimakos things are much better now and we had a big ski season.

Now the house has been sitting vacant for over one month despite PM putting it on zillow and other sites.

The key is doing your homework, just like you are re doing now.

Right now I am focusing on building a strong buyers list before I really hit the ground running on marketing for sellers.

Yes you can use a property manager when you have tenants already in place but now you might just want an eviction attorney.   

I think buying points right now is probably a bad idea.

This encourages them to start their search now and (hopefully) leave early so you can turn the unit around and find new tenants sooner. 

It’s harder to BRRRR in the Tulsa area now due interest rates, you definitely have to buy at a great discount in order to be all in low enough toget all of your money out and the rents have to be high enough to still cash flow after all expenses (PITI, Mgmt, Vac’s, Rep/Maint, CapEx, HOAs, Util).Based on being “all in” $120K in order to BRRRR and still cash flow at least $300 mo:$120K cash out amount - at 7%/30 yr ($150K+ ARV)PI = $800 mo + Taxes $150 + Ins $150 = $1100mo PITIRENT would have to be at least $2000 mo- $1100 PITI- $200 mgmt (even if self mng, it’s exp for time)- $200 vacancies- $200 Rep/Maint & CapEx= $300 mo cash flow.

No I'm keeping it in cash and avoiding debt right now, but thank you!