If you haven't already, read "The Book on Estimating Rehab Costs" by J.

I already have some equity in the property after doing a complete rehab but I don't want to diminish my returns selling it after one year, paying for commissions/closing costs.

Hard money for acquisition and I financed the rehab myself.

Rehab cost overrun is where most BRRRR investors and flippers go wrong.

Doing a job twice costs 3x as much as doing it well the first time.

The property was in a great market but needed full cosmetic rehab and a basement finish to add an additional bedroom which in return would bring up resale value.

The CF is only playing catchup to the cost to you of the property. 

@Jenna ChenHouse hacking a value-add duplex in Atlanta is a smart strategy to build equity while keeping living costs low.

I haven’t decided if I wanted to start with a turnkey property, or a property that’s in need of mid/minor rehabs.  

The 4 vacant are new rehabs I just completed.Total Rents Collected: $23,025/mo Debt Service: $12,358/mo (sad for me. 8% interest rates lol) Property Management 10%: $2,303/moReserves (Vacancy 5%, Maintenance 10%): $3,454/moPhantom Cash Flow: $8,365/moTrue Cash Flow: $4,911/mo (Money I can legit burn) Total Purchase Price: $1.573MTotal Rehab Cost: $122,617Total Cash In Deals: $539k Total Appraised Values: 1.81MHope this inspires someone.