as I am analyzing houses to buy in cash, fix up and then rent out to use the brrrr method I get the first part of the numbers ran to find the roi is about 10%.

I know if there is no agent involved then offerpad charges 4% to 5% in place of the commissions that the agents would normally split in a traditional transaction. 

There are two methods of accounting for this. 

The economy is to blame but local politics have played a role in the demise of Arecibo as well.I'm not sure how long your most recent visit was or when you are planning your next trip, but I do hope you get a chance to view some of the other " non tourist" areas as you may be pleasantly surprised at the resurgence (albeit gradual) of some of the surrounding towns.I've been a resident here now for the past 4 years and I currently work as  a lender at a local mortgage bank and also am now getting more involved with RE investing here.

Here to help if you have questions as I've been involved in an extremely large volume of short sales and foreclosure avoidance scenarios.

There is a certain health ratio for restaurants after food and labor costs.You need to figure out what you want the ground rent to be based on all the costs involved and how long you want to hold the property.Generally the longer the primary ground lease the more value it can have for resale unless the tenant want given a sweet heart deal with little to no rental increases.What tenants often want is FLEXIBILITY in termination clauses and short primary terms with options.

You would have to pay down $33,362 to do that, but you could just pay it down over time or just make a mental note of what point you need to refinance once it gets to that level.Just an idea, it may take more time to get positioned for this method, but it will be the best of both worlds... 

Joe Marshall There is a reason you keep hearing about BRRRR is because it is a proven excellent method of investing and building wealth.

This method allows you to get a higher rental rate and alleviates the stress of vacancy. 

Also, make sure your tenant pays online using a recurring payment method [Paypal, bank direct debit, Zenmo, Zelle].