@Joe Maron Most lenders have underwriters/underwriting departments that are digging into all kinds of things.

I was too ignorant and led to complacency by my Realtor back in 2009 to really dig in and find out about this complex. 

This is my first Discussion.I have been up digging the the archives of the BRRRR for a few weeks now and found so many discussions and the truth if the matter is , I'm just stuck as to which way I should move forward!

Rules of thumb are set by those who do not want to dig deeper.

For $75 I sure am not going to start digging through state statutes, court precedent, and take on the costs associated with being wrong... 

I agree with the others above.. get to know not just a city but a neighborhood (or zip code) within that city and dig deeper into the actual blocks.

I'm just starting to dig deeper into their website right now.

We had to dig out the one opening as only the other one was used to pump it. 

@Jonathan CoxI didn’t dig too deep into your analysis and I am not 100% familiar with the area you are investing however if your numbers are solid and you are positive cashflow on first analysis that is a great start.

After digging into some other properties nearby, one has a more profitable unit mix with some 3BR units and is priced similarly, but it is already rehabbed.