The bigger programs raised their rates ridiculously and provide a lot of generic outdated material. 

Do you mean the piece of material (either steel or concrete) used for repair, or one spot of a house that needs to be lifted?

There are probably many posts that contain similar information to this one, but I thought it would be of value to future and existing investors who are starting their journey.We recently completed rehabbing a duplex we bought for $93k and rehabbed for $75k (in retrospect, we could've negotiated a lower price 🤷‍♂️ - discussion for a different post), hitting an ARV of $190k when our target ARV was $170k.Two things that stood out for me that helped us secure a higher ARV that anyone can use in their next BRRRR were:1) Fix the property to be in the top 75th percentile -> To improve our success rate, we consulted with both our agent and our PMC on what kind of materials and finishes the best properties (highest ARV Comps and Rent Rates) had in the area.

Cap rate was still decent when I sold it, even at its updated value, versus alternatives.

Alternatively, you could explore private money lenders or partnerships that might provide more flexible funding options.

Yes, they should be happy to do it and yes, you'll have to find alternative solutions for the buy and rehab.

In my experience, underwriting single family home rentals in California typically results in sub-4% unleveraged returns, which is awful given the alternatives. 

@Nicole CotrinoKey factors: Do you materially participate in managing the property?

Alternatively, if you're wanting to do something more aggressive, you could consider a balanced fund, such as Vanguard's LifeStrategy Income Fund (VASIX), which is 20% Stocks / 80% Bonds.

In a bear market, it’s essential to buy well below market value and stick to high-demand features buyers are prioritizing.High Inflation: During periods of high inflation, the cost of materials and labor often increases, cutting into profit margins.