@John MorganIn DFW 1% rule can be difficult to achieve, but with price appreciation, cash out refi can achieve similar IRR in long term.

There is death, divorce, employment and other life factors which drive when someone buys and sells plus how big of a discount one might achieve.

But they are insisting on repair costs being held in escrow, which my lender contact said could be achieved with a reno loan.

I've heard Brandon and David talk about 12% Roi when renting but does that same number need to be achieved when brrrring? 

And the rehab cost must be the cost associated with the renovation to achieve the specific ARV your determined. 

I want to be able grow and achieve more based on my skills, strengths, and work ethic. 

If you want to go this route, I would encourage you to do your homework, find one you trust, and be honest about what you are trying to achieve.

It actually has very good dual ADU potential which I considered a plus when buying,  but at this point I have no intention of building out as such.I support some of the changes to SF zoning since as we all know the only long term way to keep housing costs under control is keep building,  and while seattle does have lots of capacity in its urban villages and L zoned areas,  adding more ADUs is the least negative-impact way to achieve some higher density in existing single family zoned neighborhoods.  

I also had the advantage of coming from a capital markets background so in that sense I was used to (A) working with high achievers, (B) delegating and (C) understanding that talented people need to be paid exorbitantly (the pain of paying doesn’t diminish especially when money is tight).

If they have a good grasp of what you’re trying to achieve and a sound market knowledge, they should be able to find the right property.