But now that I have listened to bunch of BRRRR strategy podcasts and blogs, BRRRR seems a lot less riskier than buying a property and hoping for a "potential" appreciation.Regardless of buying this property or not, my next deal will be BRRR and already made an investment partner who has a good connection with rehab workers. 

You take the address and plug it into the local county appraiser website.

I did get a Freddie Mac quote last week at 4.32%, but they don't fund rehab so not our preferred route.I agree it would be tough to buy at a 6 cap if debt were nearly the same cost, but that's assuming no improvement to the property, correct?  

This is where you buy a property , rehab it , rent it out , refinance and then repeat .

Anyone out there that would "feel bad" for a tenant in this situation please let me know and I'll provide an address where you can send a charitable contribution to cover their past due balance. 

I texted them my address again and they said they would pay through their bank and I should have the check soon.

However, the non-profit that's got them for dirt cheap is rehabbing them.

I have rehabbed 3 two families and 2 houses.

I assume you're considering flooded properties that need rehab?

I am currently getting bids for the repairs/remodel, so far I'am looking at around of 20K - 25K  of rehab work.