I think BRRRR can still work really well under 2 conditions: 1) you have another substantial source of income and your capital is somewhat renewable (I don't) or 2) you're willing to compromise on your target areas and move to secondary, tertiary, or out of state markets (I am not) or 3)  you're very lucky and/or skilled at acquisitions (I am from time to time).  

The Brokerage advises agents NOT to handle deposits, but have buyers send it directly to the closing company (e.g., closing attorney or seller attorney).  

During this time you are not generating any return from the money invested in the ADU.

We just closed in November on our first duplex in the 4th Ward, which will also be our first section-8 unit... the area is definitely a beast of it's own that has come to be the trouble spot of Janesville, in my opinion, due to the large amount of "slumlords" in Janesville.

Recently, I co-founded Rumble Stays [www.RumbleStays.com] with my brother, and we’re managing our first Airbnb property—it’s been a great learning experience!

Some people do extremely well with section 8 but if you are diving head first into it, you may want to start with a traditional rental first to get a feel for it. 

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

If not, the contract can be terminated and you would get your deposit back.

to me its a waste by the time they alert you that someone has filed a fraudulent deed ext. its already done and your going to have to take action..

@Randy Buff thanks for taking the time to type this up, very thorough!