What tools or processes have you implemented to estimate rehab costs more accurately and avoid scope creep in BRRRR projects?

It's crucial to evaluate how the deal performs with the new mortgage:Updated Financials After Refinancing: Market Value: $459,000 Mortgage Amount (80% LTV): $367,200 Equity: $91,800 Interest Rate: 5% (30-Year Amortization) Assuming after 12months the rate will drop to 5%Monthly Expenses: Mortgage Payment (5% Interest): $1,971 (Now you are paying interest and principals) Property Tax: $260 (assuming has been increased with a 4% from last year) Utilities: $361 Insurance: $104 (+4% Adjustment) Vacancy: $166 (now after 12 months we can assume we have some vacancy at 5% factor on annual rent) Repairs & Maintenance: $166 (now after 12 months we can assume we have repairs at 5% factor on annual rent) Total Monthly Expenses: $3,028Rent Income after 12 months assuming annual rent increase at 5% : $3,323Cash Flow: $295$ per month 😊Long-Term Gains: $5,418 Principal Paydown year 2 (this will increase each as you pay off your mortgage $36,720 Property Appreciation (assuming 8% per year) $3,540 Cash Flow (this will increase as rents rise)Total Annual Return on Investment: $45,678 with just $ $22,789 remaining in the deal.

Not 100% accurate.

The comps that do exist seem to be performing at a high-levelMarket Overvaluation?

As a full time investor/wholesaler in Memphis TN I would say if the numbers are accurate then it sounds like a good deal.

Proceeds could be reinvested in better-performing assets across multiple doors.Our goal is to build appreciation over cash flow, acquiring 1-4 doors/year to allow my wife to retire by 50.

Generally, using comps that are over 12+ months sold are not reliable to be an accurate reflection of current market values.

If it is very rural having contractors and completing on time and accurate numbers can be challenging.

Not performing the first couple of weeks..

I was told it's more difficult to find tenants for smaller multi-units(duplex, triplex, etc.) due to compatibility, but I'm not sure how accurate that is.