As I mentioned I have an extremely demanding full time job, I manage 4 SFH rental properties for several years. 

Here in Atlanta, the prime downtown location seems to only have extreme gut jobs in the $125-$200k range or not so bad fixers asking $250 and up.

There's a lot more to it if you want to get extremely accurate but that's a great place to start!

I felt pretty terrible that I probably triggered a relapse by removing the guy, but I didn’t know.

@Max OrtizI'm out in the valley, so I'm not intimately familiar with the Bay Area, but I'd think it would be EXTREMELY difficult to find a BRRRR deal there these days.  

I'm feeling a little trigger shy on our first purchase. 

I don’t know exactly why but believe it is because rents history is extremely unreliable because the industry is relatively new.

Congrats on the purchase and embarking on the journey of real estate investing.To clarify, are you asking if refinancing will reset your 1 year wait period and potentially trigger your lender's Due on Sale clause?

The good thing is that I have some time before pulling the trigger on something. 

That's extremely low.