Will be moving soon to a (annoyingly) HOCL area for career and to be closer to family.Based on career/projected income, was offered a 0% down, no PMI, owner-occupied option (Rate is ~4.8%) from a bank we have a relationship with.

Without breaking any rules is there anyone you would recommend that I could talk to especially with experience in BRRRR projects in the Fall River area?

I've had them do quite a few projects and have been very pleased.    

All in, we project to be at a total of $140k and according to Rentometer we think we can rent it out for north of $1800/month. 

@Brian Garrett it does sound like a good alternative to an HML the only thing I would be curious about is if you have $100k cash  I would assume the project would need to be 100% financed because if you spent any of your own money your limit would go down $5 for every $1 you spend. 

Not to mention, this project could take 6 months of time.  

He works a full time job so I would be in control of 100% of the project.

Stretch my Construction partner so much that he has no time for other projects?

The IRR Looks like this:So yes, you can do JUST a Cash on Cash Return (CoC Return) and get the same answer as a 10 year projected IRR as in the image above.Also, because you are using a 10 year projection schedule, you really VISUALIZE the Cash Flows.

Obviously, every investor would be upset and pissed off but would it eat at you even more being that you used to live there and maybe even did a project or two in the house yourself?