Looking for investors who rehab in Mooresville, IN.

Rehab costs will run $20-$25k.  

Here's the numbers:Single family house in NE San Antonio. 1,456 square feet, 3 bed 2.5 bathPurchase price: $105,000Rehab; $20,000Hard money loan: $112,500Cash out of pocket (From HUD stmt):$12,500 (down payment)$2,250 (points)$385 (lender fees)$892.50 (title fees)$1,320 (insurance)-$2,001.34 (credit for unpaid taxes)Total: $15,346.16Actual rehab cost: $19,678.12Hold time until rehab and refinance complete: 98 daysInterest expense: $3,020.55Refinance loan terms: 30 year adjustable rate mortgage at 5.75% interest fixed for 5 years at 85% LTV and 1 point.Appraised value: $164,500Cash-out refi amount: $139,825Cash back in my pocket after lender fees, title fees, down payment, interest expense, insurance, etc are all accounted for: $5,389.50Now the place is rented for $1,200 a month and I figure I'll pocket about $200-$300 a month after expenses and mortgage payments and in the end, no money tied up in the deal!

I was hoping to use the BRRRR method to purchase, rehab, and refi but the property is in good condition and it doesn't make since to do luxe cosmetic upgrades because the neighborhood doesn't call for it yet.

I would also be curious to see if they are finding the availability of skilled labor challenging, and if so, any strategies to address it.

@Mitch P.Buy and rehab for as close as possible to your 80% refi number - then you can refinance all of your cash back out to use again ....

I know the area it' in and think would be a great buy even though I didn't see any pics or know the exact address. 

Estimated rehab cost $15,000. 

Property $40,0000 + $3,000 Rehab ($850 Closing) - Rent conservative $700/mo - optimistic $750/mo   (its a 3/1 I have a 2/1 close that I rent for $700 right now)Commercial loan from portfolio lender that will finance upto 85% of broker price option of $50,000 (terms 25yr at 4.35%) as long as DSCR is over 1.25 its over so no issue.Would you ratherA. put 20% down and finance $32,000 ($11,850 in) with $244/mo cashflow on $700  $700/mo- $175 mort- $75 tax- $56 prop man (8%) (I pay 6% because every property over 4 with them drops from 8% to 6%)- $45 ins- $70 repair (10%)- $35 vac (5%) - property management is local and averages 2-3%= $244 ($174 if you figure 10% capex, but some people only do 5% repair then, which would be $209 cash flow)$2,928/$11,850 = 24% cash on cashorB. put 0% down finance $40,000 ($3,850 in) with $200/mo cashflow on $700$700/mo- $219 mortgage- $75 tax- $56 property management (8%) (I pay 6% because every property over 4 with them drops from 8% to 6%) - $45 ins- $70 repair (10%)- $35 vac (5%) - property management is local and averages 2-3% usually 20-30 people per open house I rented my last house in 4 days= $200 ($130 if you figure 10% capex, but some people only do 5% repair then, which would be $165 cash flow)$2,400/$3,850 = 68% cash on cashI live 25 minutes away,  I like the cashflow higher but I have a good W2 job that allows me to invest $2,000 a month of my own income into real estate plus cashflow from properties is all re-invested. 

Do you recommend buying these lists from lead services that provide the addresses for absentees, etc?