I'm looking to do long term rentals except i have no capitol so i've been digging into the brrrr method the last month using the same kinda strategies you mentioned: 100% funding and no seasoning for quick refi and able to pay back the on the fix flip.

Time is of the essence and down the road you always have the option to withdraw. 

More than likely the easiest and most cost effective method  is to install a natural gas boiler and hot water baseboards throughout the building.  

You may have to Sell with many different methods.

I've got about $40k in mutual funds (non IRA so I wouldn't have to pay penalties to withdrawal, maybe just capital gains) that I could play with.  

The problem that I am having is that when I use the four square method for analyzing rental properties I am getting a cash on cash return of about 6 to 7%.

If the bank uses Fannie Mae guidelines (so they can later resell the loan), it's either six or ten depending on the underwriting method, but I also know that lenders I talked to in Florida were using a more conservative limit of four.

I am interested in using the (BRR) method.

I got started house hacking, local, hands on, learn as you go, everything under my immediate control, expanding at a conservative but steady pace as my knowledge, skills, and capital allowed ... learned risk management actually from my career as a spacecraft systems engineer ... basically, you methodically map out all of the risks (ways things can go wrong) then reverse engineer your investment and financial position in that investment to hedge, mitigate, or all together avoid these risks.

Method of delivery is irrelevant as long as you receive it by midnight on the day it is due.