It is tough to "perfect BRRRR" here with consistency or anywhere for that matter with today's rate and insurance costs.

Do you understand PE ratio or CAP rate?  

Verify the interest rates and terms of the existing loans, as favorable rates can be beneficial, while higher rates might prompt you to consider refinancing later.Assess the condition of the properties thoroughly, especially since the owner is "done with them," which might indicate deferred maintenance.

I could only get 1 DSCR lender to do 1 of my SF properties due to the low ARV, the fees and interest rate are absolutely not worth it.Are you bundling properties together when refinancing? 

The math behind is like this 175k loan is roughly mortgage payment of 1408 per month ( This is with 9% interest rate, DSCR tend to be 1-2% higher ) + insurance and Taxes.

@Imdhadur RahmanBest I’ve seen is 15% down, and you pay more in rate as a result of the down payment.

The issue with high interest rates is they are even higher for foreign investors.

@Jay Ben, the class rating system is generally subjective.For properties: things like age and amenities drive the rating.  

I aim to refinance the loan under conventional investment terms to avoid the high interest rates associated with hard money loans.With an excellent credit score, securing a loan shouldn't be a challenge.

So east side sales comp is much better than the west side (because of crime rates).