You could structure the deal with seller financing to bridge the gap.Possible offer structure:-Purchase Price: $170K - closer to actual value-Down Payment: Low or zero down to conserve cash-Interest Rate: 3%-5% - or better yet, 0% if the seller will agree-Monthly Payments: Interest-only or deferred until the sale-Balloon Payment: Full payoff in two years when you sellIf he wants $200K, you can still make an offer of:-$170K purchase price + $30K as a second lien due at closing-Seller carries $170K at a low interest rateHe would feel closer to his number, but you still keep within reasonable investment limits.2.

I have some clients who prefer to have a PM for maintenance/contact/rent collection/general management and will place tenants and write leases for themselves in exchange for a reduced rate.  

What is the interest rate on your student debt? 

Going to 90% is not the cheapest way forward, however.  80% will give you better rate, and 75% will really make an impact on rates.

Refinancing will change your mortgage rate, and if it’s worse than your current rate, it’s not worth it unless you’re getting a great deal.

I agree with others have said, if they can make 24% return, why wouldn't they just borrow at a hard money rate and just make the 24% themselves.

Include in your model rates going up by 2%, and just make sure you enough cash to cover. 

@Steven Catudalthe 'no cash flow on a BRRRR' is typically just because you are boosting the ARV and then taking out the maximum amount you can on the refinance, often using a DSCR loan with a higher rate. 

That being said, with interest rates being higher now, I may not be able to find a turnkey property that makes financial sense.  

as is prop value 75k and minimum loan size of 50k. as long as its turn key 30 year fixed is available. yes there are some fees and rate will be a touch higher. if it cash flows get it closed.