Here are some good and bad things about this.In my market real estate is expensive so it's very hard to make things cash flow.

Leave yourself some breathing room and that'll set you apart from those who are pushing the envelope too hard.

It's hard enough to find rockstar property managers in the city.

So hard to say what the eventual fate of the rest of your project will be.If you are ever back this way give me a call, love to chat with you.

I mean how you you like to earn up to 160% on your money year in and year out, it is not bad really but it is different than working so hard to earn 12% to 17% through renting your properties out and dealing with all the management required.

@Chris Chantavong Just looked past my fears of bigger numbers and not lesion to others saying it is a hard market.

I have worked really hard to score these "great deals", and at the time I chalked it up to good luck, but now I believe I am really on to something!

I keep getting turned down by sellers because Im using a hard money lender and they want cash buyers. 

Then I started looking into the BRRR method but after reading some reviews about the hard mongley lenders I’m not sure if that is the way I want to go anymore.

Take that million, and just do hard money loans, that's what I do with my investors passive money, take it at 10%, loan it out at 12% and 3 points, keep the spread, rinse and repeat.