If they are professional, they can explain this quickly and easily.

You could have just as easily blown that HELOC money on booze and hookers!

I easily have the capital to make up for the difference. 

I'll definitely get all of my investment and money spent on overhead back in the refi, but do I continue forward with the BRRRR, take the small loss each month, and bank on rates eventually coming down some more where I would refi again to bring the payment down OR pivot to flipping it where I'd make, easily, $40-50k net profit AFTER setting aside capital gain taxes?

We have been looking at AirBNBs and VRBOs bookings as well as looking into master host services that can manage the property for us.We need first of all to locate a property (I have been thinking of a 2br, 2ba) as it seems to be easily rentable in the area.

Property Management of long term rentals takes very little time and someone with an extremely demanding w2 can still easily handle managing several units.If you are in tune with your market, you can likely get better/higher rents on your units than property managers would.

If an owner is that easily swayed, you could probably just sell the idea verbally.

I currently have a tenant who's probably in the top 1% of earners in his age group--he has a six figure salary and could easily qualify for a mortgage--I asked him why he was renting from me, and he said "the market's too hot right now--I don't want to pay $700k for a house that I think is only worth $400k"And as others have mentioned, there are many reasons why some tenants might prefer to rent a single fam home over a multifam property, and these issues are often market-specific...Having said all that, there are definitely advantages to multifam properties (they tend to cashflow better, for instance)...everything comes with pros and cons...At the end of the day, it all comes down to whether the numbers make sense--which is why it's critical to know how to analyze properties & markets.Good luck out there!

For now everything is great, I just find another house in one of the best neighborhood in Richmond VA, Mechanicsville, a house 3 bed and 2 bath, easily you can rent it out for 1800, plus there are a guest house very separated from main house, fully equipped, 3 bed, 1 bath, 2 living room and kitchen , separated entrance for another street, and parking space for more than 2 cars.

At least one will give you the impression that these are minor problems compared to what they are used to and will be able to handle it easily.