The idea behind the BRRRR is that you are repairing, and improving the property.  

I have 5 years of home improvement experience (from 2003-2008).

Does that mean the local economy is improving?

You also have to consider your budget for improvements, if any, and how would the owner participate in them, if at all.

Check on deed restrictions and zoning for future additions or improvements.  

If you want to have a value add strategy, Class C and D is appropriate, because you can go in and improve the condition of the property.

The property has some opportunity to increase square footage and turn one of the units into a duplex unit and drive the rent a bit higher, but I originally planned to improve the property before refinancing to get some cash out.     

After my first day yesterday of making 60+ calls and basically getting no where with any of the calls, I decided to spend my morning researching Cold Calling to improve my approach to finding sellers in the market.

In middle of the road type areas I’m still finding 8-9% with relative ease and room for improvement. 

Possibly the newer ones have been improved, but the ones I got in 2018 have had significant problems with the planks drifting apart and spaces appear at the end of the plank in traffic areas. 2 different brands, 2 different houses.