I don't want to wait until the 20th!

And don't be afraid to mention to the appraiser where your cap rate was previously and where you feel it should be (within reason).

,As others have mentioned, Dscr would be a good option.

The method you mentioned (BRRRR) is operating on the calculated risk that the property's value will appreciate enough (after renovations) that you can pull out a comfortable amount of cash and use towards your next purchase... all while the potential rental income from the newly updated property going towards paying down your loan balance. 

I can't wait to dive in, contribute, and grow alongside all of you.

Anyways- if it were you, would you go ahead and redo the kitchen with new cabinets/granite, and put in new windows - or would you leave them as is - and spruce up the kitchen with a coat of paint to the cabinets as a temporary update , and just wait 5-10 years when it's time to sell to do those type of upgrades/rehab (New windows and New kitchen).

I would run numbers with pretty high interest rates if you want more cash out than 70-75% like @Brie Schmidt mentioned.

Here's some playbook :- Typical DSCR 0.9-1.0 rent play: Antioch/Concord- Househacking free mortgage area : Hayward,San Leando,San Lorenzo- Fix and live in the flip: Hayward, Union City, San Jose, Santa Clara- Buy those house and wait for large appreciation: All Peninsula,San Jose,Santa Clara,Cupertino- Keep moving every 24 months play: San Jose LOL- buy those home with ADU play: Fairview, Hayward Hills, Oakland Hills, Berkeley.The creativity is endless in this market.

What are your thoughts considering I could increase rents and wait for rates to drop and when that happens refinance again and realize much bigger profits

The cleaning company policy was to stop and wait outside for law enforcement when they found drugs.