Only make repairs that make financial sense.

I have been investing in Toledo, OH since 2009 and owned 2-12 unit buildings and find they are way too hyped (read lots of guys from BP want to pay too much for them) and the reality is residents in Toledo are ultimately seeking a house with a yard and a garage so as soon as a resident improves their financial situation they move into a house.

Most HMLs will loan at 65% ARV-repairs.

What are your thoughts on using my VA loan for the first time to purchase a 3 unit multi family in Gary Indiana.

Then the loan payments, insurance and property tax.  

Ultimately, your ROI criteria serve as a guiding principle, helping you make informed and strategic investment decisions tailored to your financial objectives and preferences.

In the meantime, this might help you out when it comes to BRRRRs: https://www.biggerpockets.com/blog/brrrr-loans-what-are-the-...

The idea is to get as much as possible using the equity and pay the rest with our income, with the goal of long term wealth building for financial freedom.

And plan on decades to get to financial independence.

They understand the importance of purchase price in the investment equation and work to negotiate terms that meet the investor's financial goals.Investor-friendly real estate agents bring a lot more to the table than access to the MLS.