The one thing I noticed about every one of those posts is that they are from people who appear to have never invested in NJ or coastal California RE.Cash flow is not defined by the initial cash flow nor the projected cash flow but is that actual cash flow over the hold period. 

He loves the buying process after I've narrowed it down, does like to help at initial renovation, sometimes turnovers, which saves us a ton, and he'll give advice on repairs if I ask, but, otherwise, he has no idea what's going on with them, and it works well for us.  

I paid for the initial treatment until it was a non issue. what I learned from this was some tenants who deal directly with the owners are trying to find ways for a discounted rent in my case. this quickly turned into a situation that I needed to evict my tenant as it came to a point he started not to pay his rent. 

If it had appraised for $200k (allowing me to pull out more like $150k on the refi), I would have had almost no money in the property, making the cash on cash return near infinite.You also have to account for any financing costs and payoff of the initial loan if you use hard/private money on the initial purchase (which it appears you didn't, if you have no mortgage on the property), but the model is still the same.Taking that a step further:On a $140k mortgage at 4% interest for 30 years, my principal and interest payment is $668.

The $150 is my target cash flow per month for my initial offer. 

Here is Chase's definition of a 5/1 ARM (because it was quicker for me to cut and paste than to explain it):"A 5/1 adjustable rate mortgage (5/1 ARM) is an adjustable-rate mortgage (ARM) with an interest rate that is initially fixed for five years then adjusts each year.

I chose the stock market initially due to its full hands off approach so i would not cut into my time.

It appears there was an initial mortgage at time of purchase.  4 years later, another for 100k more was executed. 

@Benjamin Papet That is correct, the goal of BRRRR is to get as much of your initial capital out to re-invest into the next BRRRR deal, which is the last "R" repeat. 

We do not charge any “pet rent” beyond this initial fee.