General rule of thumb for hard money is 25% (plus closing costs) down especially if you don't have a lot of experience.

This approach allowed us to move quickly and efficiently, ensuring the project stayed on track.

More interestingly, a current tenant has a direct relationship with the owner and is close friends with my Client.

This used to be 6 months but changed last April. see link:   https://capitalmarkets.fanniemae.com/mortgage-backed-securit...So, you would just need to wait to CLOSE 12 months and 1 day from the recording date on your current mortgage.

It happens all the time that when they do, they get out there and its not even close to what was discussed and problems ensue. 

My question is, since I already closed on the house, can I still do the BRRRR method?

I don't want to always stay at her place since my kids are all teens now. 

This does very well with no complaints and I stay pretty full.The other place has King Suites( one bunk bed room) and already sleeps 23 so I've left this configuration alone for now.

They have tenants in the property who want to stay another year (until next August).

The intent is torefinance them once I am done with the rehabs and I want to stay clear of theseasoning restrictions often seen on conventional loans.